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Buy to Let Calculator UK

Estimate rental yield, mortgage costs, annual cash flow and potential equity growth for a buy-to-let property.

Calculator inputs

Estimated loan amount £150,000.00
Indicative LTV 75.00%

Headline results

Status Positive cash flow before tax
Year 1 monthly cash flow £121.55
Gross yield 6.60%
Net yield 4.69%
Est. monthly mortgage £660.62
Cash-on-cash return 2.56%

Year 1 breakdown

Property price £200,000.00
Deposit £50,000.00
Mortgage opening balance £150,999.00
Upfront cash required £57,000.00
Gross annual rent £13,200.00
Effective annual rent £12,540.00
Management fees £1,254.00
Annual running costs £3,154.00
Annual mortgage cost £7,927.44
Year 1 annual cash flow £1,458.56
Loan-to-value (LTV) 75.00%
Rent cover 158.18%

10-year projection

Projected equity at exit £86,704.91
Cumulative projected cash flow £23,499.68
Projected property value £243,798.88
Total return before tax £53,204.59
Year Effective rent Mortgage cost Cash flow Property value Mortgage balance Equity
1 £12,540.00 £7,927.44 £1,458.56 £204,000.00 £150,999.00 £47,901.00
2 £12,790.80 £7,927.44 £1,646.28 £208,080.00 £150,999.00 £51,879.00
3 £13,046.62 £7,927.44 £1,837.76 £212,241.60 £150,999.00 £55,936.56
4 £13,307.55 £7,927.44 £2,033.05 £216,486.43 £150,999.00 £60,075.27
5 £13,573.70 £7,927.44 £2,232.27 £220,816.16 £150,999.00 £64,296.76
6 £13,845.17 £7,927.44 £2,435.46 £225,232.48 £150,999.00 £68,602.67
7 £14,122.08 £7,927.44 £2,642.72 £229,737.13 £150,999.00 £72,994.70
8 £14,404.52 £7,927.44 £2,854.13 £234,331.88 £150,999.00 £77,474.58
9 £14,692.61 £7,927.44 £3,069.76 £239,018.51 £150,999.00 £82,044.05
10 £14,986.46 £7,927.44 £3,289.69 £243,798.88 £150,999.00 £86,704.91

Assumptions & notes

  • Mortgage payments are based on a fixed rate input for the full mortgage term and are not stress-tested against lender rules.
  • Rental income is reduced using the occupancy rate to reflect potential voids or non-collected rent.
  • Management fees are calculated as a percentage of effective rent received.
  • Annual non-finance costs other than management fees are inflated by 2% per year in the projection.
  • Projected total return before tax combines projected equity after selling costs with cumulative projected cash flow, less initial cash invested.
  • This illustration excludes tax, stamp duty surcharges, major refurbishments, arrears, licensing variations and many real-world landlord costs.

What this buy to let calculator does

This calculator helps you estimate headline buy-to-let performance using property price, deposit, mortgage costs, rental income, ongoing annual costs and a chosen holding period.

What it can help you assess

You can use it to sense-check gross yield, net yield, monthly cash flow before tax, loan-to-value, rent cover and how equity may build over time if the property value changes.

Important note

This is a planning tool only. It does not calculate landlord tax, stamp duty surcharges, lender stress-testing, arrears risk, major refurbishment works, early repayment charges or every real-world letting cost.

This calculator provides general estimates only and does not constitute financial, tax, or legal advice.