Finding a deal
Compare rent with purchase price, then check running costs before you trust a headline yield.
Property tools
Free, no-signup tools for landlords and buy-to-let investors. Get an instant rental valuation, then work out rental yield, running costs, monthly cash flow, mortgage rent cover, stamp duty and rent increases before you commit to a property.
All property tools
Pick the tool that matches the question you need to answer.
Rental valuation
Find out what a property could rent for, with standard and premium values backed by checked comparable rental listings.
Open toolRental yield calculatorCalculate gross yield, net yield, annual rent, annual costs and rent-to-price comparison for a rental property.
Open toolLandlord costs calculatorEstimate buy-to-let running costs, void allowance, compliance, maintenance and net rent before mortgage and tax.
Open toolBuy-to-let mortgage calculatorModel a rental deal end to end: monthly cashflow, gross yield, LTV, deposit and lender-style rent coverage with a stress test.
Open toolMonthly cash-flow calculatorCheck whether rent covers the mortgage, running costs, vacancy, compliance allowances and optional tax estimate.
Open toolStamp duty calculatorWork out your SDLT for England and Northern Ireland with first-time buyer relief, the 5% additional-property surcharge and a band-by-band breakdown.
Open toolRent increase calculatorWork out a new rent, the earliest Section 13 start date under the Renters' Rights Act and how it compares with local rents.
Open toolWhich calculator should I use?
Match the tool to where you are in the buy-to-let process.
Making an offer
Work out the stamp duty on the purchase and test whether the rent covers a buy-to-let mortgage at a lender stress rate.
Running the let
Check the rent still covers the mortgage, costs and tax each month, and time any rent increase correctly.
Check the market before you run the numbers
Use official-data pages to find realistic prices, yields and affordability for an area.
UK property data
Official house price data and local market trends by region, city and local authority.
View dataTop rental yield cities in EnglandSee which English cities combine stronger rents with lower house prices.
View dataMost affordable places to buy in EnglandCompare house prices with local earnings to find more affordable areas.
View dataHouse price to income ratioSee how many times local annual earnings an average home costs.
View dataProperty calculator questions
Are these property tools free to use?
Yes. Every calculator on this page is free to use with no sign-up. Results are estimates based on the figures you enter, so check final numbers with your lender, conveyancer or accountant before you commit.
How do I calculate rental yield?
Gross rental yield is annual rent divided by the purchase price, multiplied by 100. A property bought for £200,000 and let for £1,000 a month (£12,000 a year) has a gross yield of 6%. Net yield uses the same sum after deducting running costs, service charge and void allowance from the rent.
What is the difference between rental yield and cash flow?
Yield compares income with the purchase price, so it is useful for comparing properties and areas. Cash flow is what is left each month after the mortgage, running costs, vacancy allowance and any tax, so it shows whether a let pays for itself. Use the rental yield calculator to compare deals and the monthly cash-flow calculator to test one.
How do buy-to-let mortgage lenders check rent coverage?
Most lenders use an interest coverage ratio: monthly rent divided by the monthly mortgage interest, calculated at a stress rate higher than the product rate. Many lenders require rent to cover that stressed interest by 125% to 145%, but the rate and threshold vary by lender and borrower. The buy-to-let mortgage calculator runs this test with your own stress rate and coverage requirement.
How much stamp duty is due on a buy-to-let property?
In England and Northern Ireland, buying an additional property such as a buy-to-let adds a 5% surcharge to the standard SDLT rate in every band, where the price is £40,000 or more. On a £250,000 buy-to-let that means £15,000 of stamp duty. Scotland and Wales use different taxes and bands.
What running costs should a landlord budget for?
Typical costs include letting and management fees, landlord insurance, service charge and ground rent on leasehold property, maintenance, and compliance such as gas safety certificates, electrical safety checks and licensing. It is also sensible to allow for void periods between tenancies. The landlord costs calculator totals these before mortgage and tax.
Calculator results are estimates based on the figures you enter and are not financial, tax or mortgage advice. Stamp duty figures use SDLT rates for England and Northern Ireland.