Property Investment Calculator - Buy to Let ROI & Profit Tools

Looking to get a clearer picture of your potential returns before investing in property? Our free property investment calculators are designed to help UK property investors work out everything from buy to let profit to ROI and rental yield—quickly and easily. Whether you're exploring your first buy to let or comparing deals across regions, these tools break down the numbers so you can make more informed decisions.

With options to estimate your investment property ROI, factor in costs like mortgage interest and management fees, and even compare monthly cash flow across properties, our calculators are built to support both new and experienced investors. We've also built in a feature that allows you to factor in void periods to see how this affects the profitability of your buy to let property based on occupancy.

All figures are tailored to the UK market, so you can plan your next step with confidence. No guesswork—just simple maths made accessible.

Rental Yield Calculator

Rental yield is one of the most talked-about metrics when it comes to buy to let property, but how do you actually calculate it?

There are two types of rental yield, Gross and Net. Gross rental yield does not factor in expenses, whereas Net rental yield does.

Gross rental yield is calculated by dividing your annual rental income by the property’s purchase price or current market value, then multiplying by 100.

For example, if your rental income is £10,000 and the property cost £200,000, the Gross yield is 5%.

Net rental yield is calculated by subtracting your annual costs from your buy to let property's annual rental income, dividing this by the property's purchase price or current market value, then multiplying by 100.

For example, if your rent is £10,000 and you pay out £2,000 across letting agent fees and repair costs over the year, your net income is £8,000. If the property cost £200,000, then the Net yield is 4%.

Use this UK rental yield calculator to find both the gross and net yield based on your purchase price and rental income. It's perfect for benchmarking properties across different areas and making sure your property investment stacks up. Quick, simple, and ideal for new investors building their portfolio.

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Frequently asked questions

What is a buy-to-let investment calculator and how does it work?

A buy-to-let investment calculator is a tool that helps you estimate the potential returns from a rental property. It typically factors in the property price, mortgage payments, expected rental income and running costs to show you key figures like your monthly cash flow, annual yield and return on investment (ROI).

Why should I use a property investment calculator before buying?

Using a property investment calculator helps you evaluate a property's financial potential before you buy. It gives you a clear view of your numbers upfront and how much you’ll likely earn, what your monthly costs might be, and whether the deal meets your goals. Whether you're a first-time investor or adding to your portfolio, running the numbers early helps you invest with confidence and clarity.

Can a buy-to-let calculator predict my actual returns?

No calculator can predict the future, but it can give you an accurate prediction. Our buy-to-let calculator is designed to let you add in both income and typical costs to calculate the returns. You can also tweak the figures to suit your situation, for example, adjusting for void periods, service charges, or rent increases so you can model best and worst-case scenarios.

What’s the difference between a buy-to-let calculator and a mortgage calculator?

A mortgage calculator focuses on your borrowing, i.e. how much the monthly repayments will be or what the maximum loan amount you could borrow is. A buy-to-let calculator, on the other hand, uses rental income and costs to work out the yield, cash flow, and return on investment. You’ll often use a mortgage calculator first and then input the payment figures into a buy-to-let calculator when evaluating a property.

Can I use this calculator for limited company property investments?

Yes, our buy-to-let investment calculator works for both personal and limited company purchases. While it doesn’t automatically factor in things like corporation tax or directors’ payments, you can use the calculator to estimate rental returns, cash flow, and yields. Share the results with your accountant to understand the full tax impact based on your structure.