See the full cost of a buy, refurbish, refinance and rent project, how much the refinance releases, the cash left in the deal and the monthly cash flow once it is let.
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The PROXERA property deal analyser is a free tool for stress-testing a deal before you commit, across every major UK strategy. Whether you are running a standard buy-to-let, a BRRR project (buy, refurbish, rent, refinance), an HMO, serviced accommodation or a rent-to-rent, it works the full picture: purchase costs, stamp duty, mortgage, cashflow, gross and net yield, cash-on-cash return and a five-year projection. Here are three short worked examples using realistic UK figures. They are illustrative, not advice.
Buy a tired terrace for £130,000, spend £22,000 on the refurbishment and about £7,500 in purchase costs, so roughly £159,500 goes in. After the works it revalues at £185,000. Refinancing at 75% loan-to-value pulls out £138,750, leaving about £20,750 of your own money in the deal. It rents for £950 a month.
Recycling most of your capital into the next project is the whole point of BRRR, and the reason the deal only works if the post-refurbishment valuation and the refinance both land. The analyser shows exactly how much you leave in.
Buy a four-bed house for £210,000 and convert it to a five-bed HMO for £28,000, plus about £9,000 in costs, so roughly £247,000 in. Let the five rooms at £560 a month each and you have £2,800 a month gross, a gross yield of about 13.6%, far above a single let.
HMOs cost more to run: bills, licensing, higher management and higher voids. Set those allowances in the analyser so the headline gross does not flatter the deal, and the net still lands well ahead of a standard buy-to-let.
No purchase. You agree a three-year lease with a landlord at £1,400 a month, with written permission to sublet, and around £4,000 to furnish and make it compliant. You operate it as a four-room HMO at £2,650 a month gross. After the rent to the owner, bills and management of about £650, you keep roughly £600 a month.
Rent-to-rent needs little capital, but the margins are thin and it is management-heavy, so it only holds while occupancy stays high. Run it through the analyser and you can see how quickly a couple of empty rooms erase the profit.
Change any figure and the analyser updates instantly. When a deal stacks up and you buy it, PROXERA then tracks whether it keeps performing every month. For single lets you can also use the rental yield calculator and the buy-to-let calculator.
Worked examples use illustrative UK figures and are not investment, tax or mortgage advice. Your own numbers, lending terms and local market will differ. Speak to a qualified adviser before acting.
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BRRR stands for buy, refurbish, refinance, rent. You buy a property that needs work, add value through the refurbishment, refinance onto a buy-to-let mortgage at the new valuation and let it out. The aim is to pull most of your money back out at the refinance so it can go into the next project.
The valuation at refinance decides how much comes back out. Run the calculator again at a lower end value and with a longer holding period to see how much cash would be left in. Lenders set their own criteria, including how long you must own the property before refinancing, so confirm them with a broker.
For the full checklist, read how to calculate the full cost of a buy, refurbish, rent project, then compare the forecast with the finished rental.
Buy, refurbish, refinance, rent. You buy a property below its potential value, improve it, refinance at the higher value and let it out.
Add up everything you spent, including purchase costs, works, finance and holding costs, then subtract what the new mortgage releases after paying off any bridging. What remains is the cash left in.
It depends on the lender. Many buy-to-let lenders lend up to 75% of the valuation, subject to the rent passing their rental cover test. Check current criteria with an FCA-authorised broker.
Less money comes back out and more stays in the deal. Run the calculator at a lower end value as well as your expected one.
Some are and some are not. Improvements are usually capital, while repairs can be revenue. HMRC guidance applies, so keep itemised invoices and take advice from a tax adviser.
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Information, not advice. The calculator gives illustrative figures based on what you enter. It is not a personal recommendation and does not constitute financial, investment, mortgage, tax or legal advice.
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