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BRRR Calculator UK -- Free, No Sign-Up
BRRR -- Buy, Refurbish, Refinance, Rent -- is the UK property investor's capital-recycling playbook. Buy with cash or bridging, lift the value with a refurb, refinance at 75% LTV against the new value, then rent the property out. Done well, you pull most of your capital back out and keep the cashflowing asset. Every other UK BRRR calculator gates the answer behind a sign-up wall. This one does not.
What does the BRRR calculator show?
The calculator takes five inputs: purchase price, refurbishment budget, post-refurb open market value (the Realistic Resale Value or RRV), the refinance LTV your lender will offer, and your bridging or cash funding profile. From those it produces the numbers that decide whether a BRRR is worth doing.
Outputs include total money in (purchase price plus refurb plus SDLT plus legal, valuation and bridging costs), the refinance loan amount at your chosen LTV against the post-refurb value, the capital pulled back out, and -- the figure that matters most -- the money left in the deal. A true BRRR is one where money left in is close to zero. Anything above 20-25% of total money in is a BTL with extra steps, not a BRRR.
You also see the post-refinance monthly cashflow, gross yield against post-refurb value, and an equity multiple. These let you compare BRRR deals against straight BTL purchases on a like-for-like basis. The Propreneur calculator handles bridging interest rolled-up or serviced, and lets you toggle between limited company and personal-name SDLT treatment.
BRRR in the UK -- key considerations
Three UK-specific factors materially change a BRRR underwrite compared to the typical US BRRR playbook. First, stamp duty: the 3% additional-property surcharge applies on top of standard residential SDLT bands. On a £120k purchase that adds £3,600 to your money in -- enough to make a marginal deal fall over. The calculator includes this by default and lets you toggle first-time buyer treatment where relevant.
Second, bridging finance is not free money. Typical UK bridging in 2025/26 sits at 0.85-1.1% per month with 2% arrangement fees and 1-2% exit fees. On a six-month bridge of £100,000 you are easily £9-10k all-in, which sits in your money-in calculation whether you eventually refinance out or not. Build it in from day one.
Third, EPC requirements changed. From April 2025, BTL mortgages on properties with EPC ratings below E became increasingly restricted, and the proposed minimum of EPC C by 2028 for new tenancies (and 2030 for existing) is shaping lender appetite. If your BRRR is on a period property requiring significant insulation work, budget for it in refurb costs and assume some lenders will price it as a higher-risk product post-refinance.
Common BRRR mistakes
- 1 Inflating the post-refurb valuation. Investors estimate RRV based on what they hope a surveyor will give, not on recent comparable sales. The refinance lender's valuer cares about comps within a quarter mile sold in the last 90 days. If those say £165k and you modelled £185k, your money out collapses.
- 2 No refurb contingency. A 10% contingency is the floor, not a luxury. On older UK stock, factor 15-20% -- something always emerges (electrics, damp, joinery, asbestos in textured ceilings). The calculator lets you set this explicitly; do not leave it at zero.
- 3 Ignoring the rental stress test. Even if the deal pencils on capital recycled, the new BTL mortgage must pass the lender's interest coverage stress at the higher of pay rate or 5.5%. If the rent does not stress at 145% ICR, you will not get the refinance amount you modelled.
Ready to underwrite a BRRR?
Open the calculator free, or sign up to Propreneur to save the analysis against a real property, attach refurb quotes, and let Carina AI pressure-test your numbers.