Free calculator · no signup
UK buy-to-let rental yield and cash-flow calculator
Enter a purchase price and monthly rent to see the gross rental yield. Add service charges, a maintenance and insurance allowance and an estimate of mortgage interest to see a simple monthly cash flow before tax.
How it works
- Gross yield = monthly rent × 12 ÷ purchase price × 100.
- Cash flow = rent − monthly costs − (annual allowance ÷ 12) − (annual interest ÷ 12).
- Rent is assumed to be received for all 12 months.
- Optional fields left blank are treated as £0.
- Figures are before tax.
What it leaves out
- Mortgage capital repayments, voids and purchase transaction costs.
- Ground rent, major works and any cost you have not entered.
- Tax, and any forecast of capital appreciation.
- It is not a net yield calculator or a lender affordability calculation.
Free tool · no signup
The Property Deal Reality Check
A quick first look at yield and before-tax cash flow. Figures update as you type and never leave your browser.
Nothing you enter is stored or sent anywhere.
Your figures
Enter a purchase price and monthly rent to see the reality check.
Want a more structured way to assess property decisions?
Explore the UK Property Investment Toolkit — launch offer £14.99, was £49A simple screening aid only. Not financial, tax, mortgage or legal advice, and not a guarantee of returns. It excludes voids, purchase transaction costs, mortgage capital repayments, ground rent, major works and any other costs you have not entered, and it does not forecast capital appreciation. Rent is assumed to be received for all 12 months. Avoid counting costs twice if insurance or management fees are already included in the service charge.
Before you go further, check
- 01Verify the lease length, service charges, ground rent and any planned major works.
- 02Test the rent against comparable lets and allow for void periods.
- 03Budget realistically for repairs, compliance and insurance.
- 04Confirm mortgage terms, and how a rate change would affect the figures.
- 05Add purchase transaction costs: Stamp Duty, legal fees, surveys.
- 06Check the tax position and take qualified, regulated advice.
Illustrative only
A worked example
Hypothetical figures, chosen to show the arithmetic. They are not a typical deal, a market rate or a recommendation.
- Purchase price
- £250,000
- Monthly rent
- £1,500
- Service charge / management
- £150 per month
- Maintenance / insurance allowance
- £1,200 per year (£100 per month)
- Mortgage interest estimate
- £9,000 per year (£750 per month)
Gross yield
7.2%
£1,500 × 12 = £18,000 ÷ £250,000 × 100
Monthly cash flow, before tax
£500
£1,500 − £150 − £100 − £750
The £500 is before tax and before the excluded costs above, such as voids, capital repayments and purchase costs.
Further reading
- Rental yield versus cash flow
- Leasehold service charge checklist
- Property investment stress test
- The UK Property Investor Toolkit 2026/27
Educational material only. It is general information, not personalised financial, mortgage, tax or legal advice. Property values and rental income can go down as well as up. Consider speaking to a suitably qualified, regulated professional about your own circumstances.