UK Fin Lab

Professional-grade UK financial tools

NHS Take Home Pay Calculator
Calculated at ukfinlab.co.uk
UK Fin Lab
Professional-grade UK financial tools

HOMES

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

Model the purchase, financing and rental assumptions for a single buy-to-let property without changing the underlying calculation logic.

Estimated loan amount £150,000.00
Indicative LTV 75.00%
Projection figures are pre-tax planning estimates. They assume a fixed mortgage rate for the full term and inflate non-finance annual costs by 2% per year in the projection, exactly as in the existing calculator logic.

Buy to let results

Headline profitability, cash flow and leverage measures from the existing calculator output.

Year 1 monthly cash flow before tax £33.85
Status Positive cash flow before tax
Gross yield 7.20%
Net yield 5.21%
Est. monthly mortgage £833.82
Cash-on-cash return 0.71%
Rent cover 136.72%

Year 1 breakdown

Purchase, income, finance and running costs from the current assumptions.

Property price£200,000.00
Deposit£50,000.00
Mortgage opening balance£150,999.00
Upfront cash required£57,000.00
Gross annual rent£14,400.00
Effective annual rent£13,680.00
Management fees£1,368.00
Annual running costs£3,268.00
Annual mortgage cost£10,005.84
Year 1 annual cash flow£406.16
Loan-to-value (LTV)75.00%
Rent cover136.72%

10-year projection

Projected equity and returns using the calculator’s existing growth and cost assumptions.

Projected equity at exit £113,962.50
Cumulative projected cash flow £13,950.10
Projected property value £243,798.88
Total return before tax £70,912.60
Projected mortgage balance £123,741.41
Projected sale costs £6,094.97

Projection table

Year-by-year cash flow, property value, mortgage balance and equity.

Year Effective rent Mortgage cost Cash flow Property value Mortgage balance Equity
1 £13,680.00 £10,005.84 £406.16 £204,000.00 £148,869.86 £50,030.14
2 £13,953.60 £10,005.84 £614.40 £208,080.00 £146,626.21 £56,251.79
3 £14,232.67 £10,005.84 £826.80 £212,241.60 £144,261.89 £62,673.67
4 £14,517.33 £10,005.84 £1,043.46 £216,486.43 £141,770.42 £69,303.85
5 £14,807.67 £10,005.84 £1,264.44 £220,816.16 £139,144.95 £76,150.81
6 £15,103.83 £10,005.84 £1,489.86 £225,232.48 £136,378.27 £83,223.40
7 £15,405.90 £10,005.84 £1,719.76 £229,737.13 £133,462.80 £90,530.90
8 £15,714.02 £10,005.84 £1,954.28 £234,331.88 £130,390.53 £98,083.05
9 £16,028.30 £10,005.84 £2,193.48 £239,018.51 £127,153.03 £105,890.02
10 £16,348.87 £10,005.84 £2,437.46 £243,798.88 £123,741.41 £113,962.50

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.

NEXT STEPS

What to check after a buy-to-let calculation

Once you’ve estimated rental yield and cash flow, these related UK property calculators can help you test mortgage costs, compare equity growth, plan exits and check whether the deal still works under different scenarios.

Based on your calculation

Mortgage cost

Mortgage Repayment Calculator

Estimate monthly payments, total interest and overall cost for your buy-to-let mortgage.

 Improve returns

Mortgage Overpayment Calculator

See how overpayments could reduce interest and improve long-term investment returns.

 Equity position

Equity & LTV Calculator

Check your loan-to-value and how much equity you may build over time.

 Upfront costs

Stamp Duty Calculator

Estimate property taxes and upfront costs before committing to a deal.

 Alternative strategy

Rent vs Buy Calculator

Compare buying an investment property with renting and investing elsewhere.

 Rate risk

Mortgage Rate Change Calculator

Test how rising interest rates could affect rental cash flow and affordability.

 Next investment

Deposit Ladder Calculator

Plan how saving or recycling equity could help fund your next property purchase.

 Borrowing limits

Mortgage Affordability Estimator

Estimate how much you may be able to borrow for a property based on income and commitments.

Buy to Let Calculator UK

This buy to let calculator helps you estimate whether a rental property could stack up financially before tax. It is designed for UK landlords and potential landlords who want to sense-check rental yield, monthly cash flow, loan-to-value and possible equity growth over time.

It gives you a practical first estimate using the property price, deposit, mortgage details, rent, running costs and a chosen holding period, so you can compare different buy-to-let scenarios more quickly.

What this calculator includes

  • Property price, deposit and mortgage size
  • Repayment or interest-only mortgage options
  • Mortgage fees and fee treatment
  • Monthly rent and occupancy assumptions
  • Management fees, maintenance, insurance and other annual costs
  • Gross yield, net yield and monthly cash flow before tax
  • Loan-to-value, rent cover and estimated equity growth
  • Holding period, property growth, rent growth and selling costs

How it works

The calculator starts by estimating your mortgage costs from the property price, deposit, mortgage rate, term and repayment type. It then compares your expected rental income with management costs, maintenance, insurance, service charges and other annual costs to estimate cash flow before tax.

It also works out headline measures such as gross yield and net yield, and can project how equity may change over time if the property value rises and the mortgage balance reduces. This makes it easier to compare whether a property looks stronger on income, on long-term growth, or on both.

Why results may be different in real life

Buy-to-let results can vary a lot in practice. Real outcomes may differ because of void periods, unexpected repairs, arrears, tax, refinancing costs, lender stress testing, changing mortgage rates, stamp duty surcharges and local letting conditions.

This means the calculator is best used as a planning tool rather than a full investment appraisal or lending assessment.

Who it’s for

  • Potential landlords comparing different property deals
  • Existing landlords reviewing rental yield and cash flow
  • Buyers checking whether a deposit size changes the numbers enough
  • Anyone comparing repayment versus interest-only for a buy-to-let mortgage

Buy to let examples

  • A lower-deposit purchase with stronger leverage but weaker monthly cash flow
  • A higher-rent property with a stronger gross yield but higher running costs
  • A longer holding period where modest property growth improves total equity

Important note

This tool provides estimates only and does not constitute financial, mortgage, tax or legal advice. It does not calculate landlord income tax, capital gains tax, stamp duty surcharges, lender underwriting decisions or every real-world property cost.

Use the calculator above to compare buy-to-let scenarios and see how changes to deposit, rent, mortgage rate or costs could affect the deal.

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

Buy to let FAQs

It helps you estimate rental yield, monthly cash flow before tax, mortgage costs, loan-to-value, rent cover and possible equity growth for a rental property.

Gross yield compares annual rent with the purchase price before costs. Net yield goes further by allowing for running costs, which gives a more realistic picture of income performance.

A property can look strong on yield but still produce weak monthly cash flow if mortgage costs, management fees or maintenance are high. Looking at both yield and cash flow gives a more balanced view.

No. This is a pre-tax planning tool. It does not include landlord income tax, capital gains tax or stamp duty surcharges, so it should not be treated as a full after-tax investment return calculation.

It depends on your goal. Interest-only can improve monthly cash flow, while repayment can build equity faster. This calculator helps you compare both approaches using the same property assumptions.

No. Rent cover is only a guide. Lenders may use different stress rates, coverage ratios, fees and underwriting rules, so actual mortgage approval can differ.

Yes. It is useful for testing how different purchase prices, deposits, rents, mortgage rates and cost assumptions change the results, especially when deciding between two properties.