Strategy Finder
Five questions match your capital, goals, time, risk, and skills to BTL, BRR, HMO, R2R, SA, Flip, and Commercial. Shows your best fit, typical income, entry capital, and whether you can start today.
Open free calculator →Full calculator index
All UK Property Investment Calculators
Twenty-seven calculators covering every major UK property investment strategy, underwriting tools, and quick utilities investors actually use. Whether you are weighing up a Buy to Let against a Serviced Accommodation conversion, refinancing a BRRR after refurb, or pricing a bridging facility before a same-day remortgage, the calculation lives here and runs free in your browser.
These are the same calculators built into Propreneur, the property investor MIS. They use current UK rules -- Section 24 mortgage interest, SDLT additional rate surcharge, HMO licensing thresholds, EPC requirements -- and produce indicative outputs you can use to triage a deal before going deeper. Every calculator opens free in your browser with no account, no email gate, and no paywall. If you want to save results against a real property and track them as a deal, signing up for a free Propreneur workspace takes about a minute.
Show working
All 27 calculators include Show working: the formula, your numbers, and each step. Open any calculator below, run your figures, then tap Show working in the results panel.
Deal strategies
Ten strategy and planning tools covering single-let, HMO, short let, refurb, commercial, and development.
Buy to Let (BTL)
Computes gross yield, net yield, monthly cashflow, and ROI on total capital invested. Enter your offer price, estimated monthly rent, mortgage rate, LTV, and running costs (management fee, insurance, maintenance). The output shows whether the deal pencils at the asking price and what rent you need to break even.
Open free calculator →HMO
Rolls up per-room rent, void allowance, bills, licensing cost, and operating expenses against the purchase price. Gives net HMO yield, monthly cashflow, and cost per door. Built around UK HMO regulation -- mandatory licence at 5+ occupants and Article 4 sensitivity for smaller HMOs.
Open free calculator →BRRR (Buy, Refurbish, Refinance, Rent)
Total money in (purchase plus refurb plus fees), refinance value at a chosen LTV, capital pulled back out, and money left in the deal. Designed for UK BRRR investors using bridging finance and a 6-month seasoning before remortgaging onto a BTL product.
Open free calculator →Serviced Accommodation (SA)
Nightly rate plus occupancy turns into monthly revenue, then deducts cleaning, platform fees, utilities, and management. Outputs gross revenue, operating margin, and net cashflow. Useful for testing whether an SA conversion beats holding the unit on a standard BTL.
Open free calculator →Property Flip
Purchase, refurb cost, selling agent fee, holding costs, and target resale price produce net profit, ROI, and the break-even resale price. Useful for ranking refurb projects on a cash-on-cash basis before factoring in trading-income tax treatment.
Open free calculator →Rent to Rent (R2R)
Models the spread between rent paid to the landlord and rent received from end-tenants (room or SA), after management costs, voids, bills, and licensing. Outputs monthly net profit, annual profit, and profit per door for stack-building.
Open free calculator →BMV / No Money Down
Tests whether a below-market-value purchase plus same-day remortgage at open-market value covers the purchase price, bridging fee, SDLT, legal and valuation costs with zero cash left in. Needs roughly a 32%+ discount to work at 75% LTV.
Open free calculator →Commercial / Mixed Use
Passing rent, reversionary rent, WAULT, commercial SDLT bands (0/2/5%), and value-add scenarios. Built for retail, office, light industrial, and mixed-use freeholds where lease structure drives the underwriting more than the bricks.
Open free calculator →Development / GDV
Small-scale development model: GDV, gross development costs, equity required, sell margin, and viability hurdles.
Open free calculator →Financial tools
Underwriting metrics and tax calculations used across every deal type.
Stamp Duty (SDLT)
Illustrative England and Northern Ireland residential SDLT by purchaser profile: standard rates, the 3% additional-property surcharge for BTL and second homes, and first-time buyer relief where applicable. Reflects current 2025/26 thresholds after the temporary relief expired in March 2025.
Open free calculator →Bridging Finance
Monthly interest cost, total interest over the term, and stated fees for a bridging loan. Useful when stress-testing a BRRR or auction purchase before refinancing onto a BTL product. Excludes rolled-interest compounding -- assumes serviced interest.
Open free calculator →Mortgage Repayment
Monthly payment for either capital repayment or interest-only mortgages, plus total cost over term and total interest paid. Compare like-for-like products across lenders without rate-card assumptions baked in.
Open free calculator →DSCR (Debt Service Coverage Ratio)
Annual Net Operating Income divided by annual debt service. Flags whether the property hits a standard 1.25x pass threshold most BTL and commercial lenders use for affordability. Critical for limited company BTL stress testing.
Open free calculator →Loan to Value (LTV)
Loan balance as a percentage of property value, with implied equity in pounds. Quick check for product band eligibility (60%, 65%, 75% LTV) when comparing remortgage options or pricing a portfolio refinance.
Open free calculator →NPV and IRR
Discounted Net Present Value and Internal Rate of Return from a cashflow series. Period 0 is the initial equity outlay (typically negative); subsequent periods are net cashflow. Useful for ranking medium-term holds against alternative investments.
Open free calculator →Breakeven Occupancy
Minimum occupancy at which gross potential income covers operating expenses plus annual debt service. The single most important number for Serviced Accommodation and short-let underwriting -- tells you the cushion before a void wipes the deal out.
Open free calculator →Income multiples (cap rate, GRM)
NOI, cap rate, gross rent multiplier, and gross yield from price and rent.
Open free calculator →Cash-on-cash and ROE
Return on cash invested and optional return on equity from annual cash flow.
Open free calculator →Quick utility calculators
Yield, tax, void cost, refurb estimates, and snagging checklists. Show working on every tool.
Rental yield
Gross and net yield from rent and price.
Open free calculator →BTL ROI
Return on cash invested for a standard let.
Open free calculator →Void period cost
Cost of empty weeks between tenancies.
Open free calculator →Skip hire
Refurb waste disposal cost estimator.
Open free calculator →Capital gains tax (CGT)
Indicative CGT on property disposal.
Open free calculator →Mortgage affordability
Rough max borrowing from income.
Open free calculator →Quick refurb estimate
Ballpark refurb budget from scope.
Open free calculator →Snagging list generator
Room-by-room checklist with PDF export.
Open free calculator →Run the numbers on a real deal
Propreneur saves each calculator output against a property, links it to your pipeline, and lets Carina AI review the strategy. Free to start.
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