Model any deal in seconds. Purchase costs, stamp duty, yields, cashflow, cash-on-cash ROI and a five-year projection, all in one place.
Live yield, cashflow, equity and Making Tax Digital across every property, with AI alerts when to act.
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.
