United Kingdom · Interactive Calculator

Buy-to-Let Property Investment Calculator

Calculate rental yield, ROI, and Stamp Duty (SDLT) for UK investment properties. Models Section 24 tax impact and limited company ownership.

Last updated 25 January 2025
Analysis period 5-30 years (customizable)
Currency GBP (£)

Property & Purchase Details

Region/Country Affects purchase tax (sdlt/ltt/lbtt), annual tax (ated), and other regional costs. Property Price (£) Total contract price. Base for Purchase Tax (SDLT/LTT/LBTT). Deposit (% of price) Upfront capital. Low deposit may require Higher Lending Charge. Property type New property May affect depreciation/tax benefits. First home buyer eligible May apply for concessions if principal place of residence. Ownership Type Affects tax treatment and mortgage rates.

Calculated Purchase Costs

Purchase Tax (SDLT/LTT/LBTT): $0
Legal & Fees: $0
Inspection: $0
Lender fees: $0
Higher Lending Charge: $0
Total upfront costs: $0

Loan Details

Interest rate (% per annum) Loan type Loan term (years) Offset/Savings balance (£)

Income & Ongoing Costs

Rental income (£ per week) Vacancy rate (% per year) Council Tax (£ per year) Service Charge & Ground Rent (£ per month) Insurance (£ per year) Property management (% of rent) Maintenance reserve (% of value) Annual Tax (ATED) applies

Growth, Tax & Holding Period

Investment horizon (years) Capital growth (% per annum) Rental growth (% per annum) Expense growth (% per annum) Marginal tax rate Include depreciation/allowances Selling costs (% of sale price)

Calculating...

Total Holding Costs

Over 10 years

Year 1 Cash Flow

Your first-year financial position

Annual rental income: $0
Total expenses (incl. interest): $0
Net cash flow (before tax): $0
Tax benefit/deduction: $0
Net out-of-pocket (after tax): $0

10-Year Outcome

Net wealth position at sale

Property value (grown): $0
Remaining loan balance: $0
Selling costs: $0
Capital Gains Tax: $0
Net proceeds after sale: $0
Profit: $0
Annualized return on equity: 0%

Key Investment Metrics

Gross rental yield 0%
Net rental yield (after costs) 0%
Loan-to-value ratio (LVR) 0%
Interest coverage ratio 0.00x
Break-even year (positive cash flow) Year -

Sensitivity Analysis

Test how changes affect your returns

Interest Rate Impact

Rate	Year 1 Cost	Profit
5.5%	$0	$0
6.5%	$0	$0
7.5%	$0	$0

Growth Rate Impact

Growth	Final Value	Profit
3%	$0	$0
5.5%	$0	$0
8%	$0	$0

This comprehensive Buy-to-Let (BTL) calculator helps UK landlords analyze property investments in England, Scotland, and Wales. It accounts for the latest 2025 tax changes, including:

Purchase Taxes: Stamp Duty Land Tax (SDLT), Land Transaction Tax (LTT) in Wales, and Land and Buildings Transaction Tax (LBTT) in Scotland, including the additional property surcharges.
Section 24: The restriction of mortgage interest relief for individual landlords to the basic rate (20%), versus full deductibility for Limited Companies.
Operating Costs: Estimates for management fees, maintenance, and insurance.

Stamp Duty & Surcharges

Most BTL purchases attract a surcharge on top of standard residential rates.

England/NI: 5% surcharge.
Scotland: 8% Additional Dwelling Supplement (ADS).
Wales: 5% Higher Rate surcharge.

Individual vs Limited Company

Since Section 24 full implementation, higher-rate taxpayers often find Limited Company ownership more tax-efficient as mortgage interest remains a deductible business expense. However, companies face Corporation Tax and potentially higher mortgage interest rates.

Rental Yields

Gross yields vary significantly by region. Northern regions often offer higher yields (6-8%) compared to London and the South East (3-5%), though capital appreciation prospects may differ.