Start with what the property should be worth once it is finished, then work backwards through the costs.
This free UK property deal calculator is built for quick first-pass analysis. It helps you decide whether a potential property deal is worth viewing, negotiating, saving for later or walking away from before you lose time on a deal that was never going to stack.
The calculator covers BRR, buy-to-let, flip and rent-to-rent serviced accommodation strategies. Instead of using a single headline figure, it brings the core numbers together: purchase price, refurb cost, finance costs, income, running costs, cash left in, monthly cashflow, ROI, yield and payback time.
For BRR deals, start with the realistic done-up value of the house. Add your refurb budget, contingency, buying costs, holding costs and finance costs. The calculator then estimates your refinance pull out based on the loan-to-value you enter and shows whether the refinance would return your money or leave cash in the deal.
The BRR score considers the bigger picture. Money left in is useful, but it should not automatically make a strong cashflowing deal a walk away. The calculator also looks at monthly net cashflow, annual cashflow, payback time and net profit percentage so you can spot both strong opportunities and suspicious inputs that need checking.
For buy-to-let deals, use normal market rent rather than serviced accommodation income. If the property is an HMO, enter the expected total rent from all rooms and include the extra running costs you expect to cover, such as utilities. The calculator shows gross yield, net yield, cash-on-cash return, deposit required and monthly cashflow.
The BTL stress test is designed to protect you from deals that only work at today's rate. A deal that looks fine at one mortgage rate may become poor if the interest rate moves. The calculator therefore shows cashflow at a 7% mortgage rate so you can see whether the deal still has enough breathing room.
For R2R serviced accommodation, begin with the upfront cash required to launch the unit: deposit, first month or upfront rent, deal sourcing, staging, furnishing and setup costs. Then enter the nightly rate, expected occupancy, rent to the owner, utility bills, maintenance, council tax, OTA commission and channel manager fees.
The calculator estimates monthly profit and shows the break-even occupancy at your chosen nightly rate. This is often more useful than asking for a generic break-even nightly rate, because it tells you how full the property needs to be before the deal pays for itself.
A strong BRR deal usually gives you little or no money left in after refinance and still produces reliable monthly cashflow. If the deal needs too much cash left in, the payback time and cashflow need to justify it.
The calculator currently scores BTL deals using monthly cashflow, gross yield, net yield and a 7% interest stress test. A deal with weak cashflow or sub-3% net yield should be treated carefully.
The calculator is free to use. With a Life Admin investor subscription, you can save deals, compare opportunities and build investor packs from the figures you enter.
No. It is a screening tool for indicative analysis only. Always verify GDV, rents, costs, lending terms, tax and legal position before committing to a property deal.