Investment ROI calculator
Model the return on a property across every strategy — Buy-to-Let, HMO, Serviced Accommodation, Flip and BRRRR — with cash flow, yields, and the personal-vs-SPV tax picture.
Sets the transfer-tax rate used in your total investment cost. Effective rates vary 0% (TX/AL/MS) to 4% (DE).
Deal Details
Stamp Duty: £220
Equity Created: £40,000
Operating Costs
Market defaults — adjust to match your deal
Monthly Cash Flow
$173
After all expenses
Cash-on-Cash
2.49%
Return on cash invested
Net Yield
2.49%
Below Average
Investment Summary
Analysis Tips
Frequently asked
What's the difference between Gross and Net Yield?
Gross yield is your annual rent divided by property price - a simple headline figure. Net yield accounts for all expenses (mortgage, maintenance, insurance, voids, management) to show your actual return. Net yield is what really matters for investment decisions.
What is Cash-on-Cash Return?
Cash-on-cash return measures the annual return on the actual cash you invested (deposit + costs), rather than the property value. This is crucial for leveraged investments where you're using a mortgage. A 20% cash-on-cash return means you get back 20% of your invested cash each year.
What is the BRRRR strategy?
BRRRR stands for Buy, Refurbish, Rent, Refinance, Repeat. You buy below market value, renovate to add value, rent it out, then refinance to pull out your initial investment (or most of it). If done correctly, you can have 'infinite returns' with little or no money left in the deal.
Is HMO more profitable than standard BTL?
HMOs (House in Multiple Occupation) typically generate higher yields because you rent by the room. However, they come with higher management costs, more regulations (licensing, fire safety), and higher tenant turnover. The extra hassle may or may not be worth it depending on your situation.
How do I calculate flip profit?
Flip profit = Sale Price - Purchase Price - Refurb Costs - Stamp Duty - Legal Fees - Selling Costs - Holding Costs (mortgage, insurance while refurbing). Don't forget Capital Gains Tax on the profit if it's not your main residence!
What yield should I aim for?
This depends on your strategy and location. In London, 4-5% gross is considered good. In northern cities, 7-10%+ is achievable. For BTL, aim for positive cash flow after all expenses. For capital growth, you might accept lower yields in appreciating areas.