Buy-to-let · yield & cash flow
Property deal analyzer
Work out total investment including stamp duty, then see gross yield, net yield and monthly cash flow as you type — before you chase a viewing or make an offer.
Estimates for projection only — not regulated financial or tax advice. Confirm figures with your solicitor, accountant and lender.
Enter figures below — totals, yields and cash flow update as you type. UK stamp duty defaults to additional property (buy-to-let) higher rates.
Investment analysis
Start with a purchase price
Add rent and costs to see yield and cash flow here.
Performance metrics
Yields appear once you enter property details.
Deal snapshot
A simple rating based on net yield will show here.
Disclaimer: Guidance only — not financial, legal or tax advice. Stamp duty and costs vary by location and circumstances. Confirm figures with qualified professionals before investing. Untagged Property is not responsible for decisions made using these estimates.
What this property deal analyzer is for
Use this free buy-to-let calculator when you are comparing investment properties in the UK (or overseas with a manual stamp-duty override). It turns purchase price, works, fees, rent, voids and running costs into a clear total investment, rental yield and monthly cash-flow snapshot — so you can stress-test a deal before you instruct solicitors or apply for a mortgage.
Total investment including SDLT
Adds purchase price, estimated stamp duty / transfer tax, renovation, legal and other costs so you see the real cash needed — not just the asking price.
Gross & net rental yield
Gross yield uses rent after voids; net yield deducts management, insurance, maintenance and other monthly costs against total investment.
Monthly cash flow
See average monthly net income after expenses — useful for comparing two streets or checking whether a deal covers your buffer.
Simple deal rating
A quick traffic-light style guide based on net yield. It is a starting point for due diligence — not a buy or sell recommendation.
How to analyse a property investment deal
- Enter the purchase price, then any renovation, legal and other costs you expect at purchase.
- Add monthly rent, estimated void months per year, and monthly management, insurance, maintenance and other expenses.
- Choose the stamp duty country. For UK buy-to-let, leave Additional property ticked (higher rates surcharge). Override with a manual figure if your conveyancer has quoted one.
- Read the live Investment analysis panel — total investment, net income, yields and cash flow update as you type. No submit button needed.
- Compare deals side by side, then dig deeper with sold prices, EPC, flood and crime tools before you offer.
UK SDLT figures estimate England & Northern Ireland residential bands for projection only. Scotland (LBTT) and Wales (LTT) differ. No mortgage interest or tax relief is modelled.
Once the numbers look workable, check the full picture — sold prices, EPC, flood and crime — with homebuyerreport.co.uk.
Deal analyzer FAQ
What does the property deal analyzer calculate?
Total investment (price + stamp duty + costs), annual rent after voids, annual expenses, net income, gross yield, net yield and average monthly cash flow.
How do I use the buy-to-let yield calculator?
Fill in purchase and rental details on the left. Results update automatically. Use the reset control if you want to start a fresh deal.
Are the UK stamp duty figures official?
No — they are estimates of England & Northern Ireland residential SDLT (including the higher rates surcharge when “Additional property” is selected). Confirm with HMRC or your conveyancer.
What is a good net rental yield in the UK?
It varies by area and strategy. Many investors target around 5%+ net after costs; lower yields can still make sense for capital growth. Treat this tool’s rating as a simple guide only.