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Create free accountRent alone tells you almost nothing about whether a buy-to-let works. What matters is what is left after the mortgage, the running costs and the purchase costs you had to fund to get there. A calculator earns its place by turning an asking price and an expected rent into the handful of figures a decision actually rests on.
Income against value. Good for screening and comparison, blind to how the purchase was financed. Covered in more depth on the rental yield calculator.
Rent minus mortgage payment minus running costs. This is the number that determines whether holding the property is comfortable month to month. A property can hold substantial equity and still be a monthly drain.
Total cash invested means the deposit plus stamp duty, legal and survey fees and any refurbishment. This is the measure that captures the effect of leverage, and it is the one most often skipped.
The proportion of the property funded by borrowing. It affects the products available to you now, and how much room you have to refinance or release equity later.
Three things tend to change the outcome more than anything else, and all three are easy to model optimistically.
A calculator answers a question about a single purchase in isolation. The harder question is how that purchase sits alongside everything you already own, and whether it moves you towards what you are actually trying to build. That is what PROXERA is for.
If you are comparing strategies rather than a single purchase, the deal analyser models buy-to-let, HMO, BRRR, short-term let and rent-to-rent side by side. There is also guidance written for landlords, for buy-to-let investors and for portfolio investors.
There are several measures and they answer different questions. Yield compares rent to property value. Cash flow is what is left each month after the mortgage and running costs. Cash-on-cash return, often called ROI, compares your annual profit to the cash you actually put in, which is the one that reflects the effect of borrowing.
It measures annual profit against the money you personally invested, meaning the deposit, stamp duty, legal fees and any refurbishment. Because most buy-to-let purchases are financed, two properties with the same yield can produce very different cash-on-cash figures depending on how much you borrowed.
Purchase costs including stamp duty are part of the money you invest, so they belong in any honest ROI figure. In England and Northern Ireland the higher rates on additional dwellings are five percentage points above the standard residential rates for completions on or after 31 October 2024, so an additional property carries a materially larger upfront cost than a main residence.
Assume some. A property that is empty between tenancies still costs you the mortgage, the insurance, the council tax and often the service charge. Modelling a full year of unbroken rent produces a number that looks good and rarely survives contact with reality.
Usually the combination of running costs and tax treatment. Since the phasing in of Section 24, mortgage interest is no longer deducted as a straight expense, and higher rate taxpayers instead receive a basic rate tax credit, which is why headline rent can look healthy while the retained profit does not.
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