Buy-to-Let Calculator 🏠

Work out rental yield, monthly profit, ROI and the real tax impact of a buy-to-let property. Includes stamp duty, mortgage stress test and Section 24 relief. Updated for 2025/26.

Gross Yield

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Annual rental / price

Monthly Profit

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After mortgage & costs

ROI

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Return on cash invested

Stamp Duty

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BTL surcharge included

🏡 Property Details

Purchase price, rent and upfront costs

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Purchase Price (£)

Monthly Rent (£)

Refurbishment / Repair Costs (£)

Are you a first-time buyer?

🏦 Mortgage

BTL mortgages typically require 25% deposit

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Deposit (%) Most BTL lenders require minimum 25%

Mortgage Interest Rate (%)

Mortgage Term (years)

Repayment Type

📋 Running Costs

Agent fees, insurance, maintenance, void periods

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Letting Agent Fee (%) % of monthly rent (0 if self-managing)

Annual Insurance (£)

Annual Maintenance (£) Rule of thumb: 1% of property value/year

Void Periods (weeks/year)

💸 Tax (Section 24)

Section 24 removed mortgage interest relief — see real profit

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Your Income Tax Band Rental income stacks on top of your salary

Full Investment Breakdown

Upfront Costs

Purchase Price—

Deposit (cash required)—

Mortgage Amount—

Stamp Duty (BTL surcharge)—

Refurbishment Costs—

Total Cash Required—

Monthly Cashflow

Gross Monthly Rent—

Mortgage Payment—

Letting Agent Fee—

Insurance (monthly)—

Maintenance (monthly)—

Void Allowance (monthly)—

Net Cashflow (pre-tax)—

Tax (Section 24 — 2025/26)

Taxable Rental Income—

Tax on Rental Profit—

Mortgage Interest Credit (20%)—

Annual Tax Bill—

Returns

Gross Yield—

Net Yield (after costs, pre-tax)—

Annual Profit (after tax)—

Monthly Profit (after tax)—

ROI on Cash Invested—

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