See the monthly profit, setup costs and payback period for a rent-to-rent deal, whether you let by the room or as serviced accommodation.
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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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Save the property, its finance and rent, and follow how it performs once you own it, alongside the rest of your portfolio.
In rent-to-rent you rent a property from its owner and, with their written permission, let it out yourself, usually room by room or as serviced accommodation. Your income is the rent you collect; your costs are the rent you pay the owner, the bills, management, cleaning, platform fees and the money you spend setting it up.
Rules differ across England, Scotland, Wales and Northern Ireland, and between councils, so check the position for the specific property and take legal advice on the agreement.
You rent a property from the owner, usually on a company let or management agreement, and with their written permission let it out yourself, room by room or as serviced accommodation. Your profit is the difference between the income and all your costs.
Take the monthly income from rooms or nightly stays, subtract the rent paid to the owner, bills, management, cleaning, platform fees and other costs. Divide your setup costs by that monthly profit to see how many months it takes to pay back.
It can be, when the owner gives written permission, the lender and insurer allow it, and the property meets the licensing, planning and safety rules for how it is let. Take legal advice on the agreement.
It should sit comfortably inside the contract term, with room for slower months. If setup costs only pay back near the end of the contract, the deal leaves little margin for error.
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Rent, costs, mortgages, certificates and your Wealth Plan in one portal. Our team can set it up for you.
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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