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Sign in to keep them on every device →Work out stamp duty, the cash you need, yield, cash flow and return for a buy-to-let, HMO, flip or BRRR deal. Open it from any home or postcode to fill in our estimate, the floor area, local rents and Local Housing Allowance. New to these? Read the strategy guides.
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Buy, improve and sell. Pre-filled for Highgrove, Heronway; change anything.
| Deposit (30% of price; bridging loan for the rest) | £1,196,100 |
| Stamp Duty Land Tax (additional-home rates) | £591,540 |
| Legal fees | £1,800 |
| Survey | £600 |
| Bridging fee (2%) | £55,818 |
| Bridging interest (6 months at 0.85% a month) | £142,336 |
| Total cash in | £1,988,194 |
| £0 – £125,000 | 5% | £6,250 |
| £125,000 – £250,000 | 7% | £8,750 |
| £250,000 – £925,000 | 10% | £67,500 |
| £925,000 – £1,500,000 | 15% | £86,250 |
| £1,500,000 – £3,987,000 | 17% | £422,790 |
Additional-home rates, as checked in October 2026. Buying through a company, or replacing your main home, can change this. Stamp duty calculator
| Sale price | £4,984,000 |
| Selling costs | −£76,260 |
| Bridging loan repaid | −£2,790,900 |
| Cash in (above) | −£1,988,194 |
| Profit before tax | £128,646 |
Profit is 2.6% of the sale price. Many investors look for 15–20% to cover surprises. Profits are taxed as income or, through a company, corporation tax.
All figures are before income tax. Individual landlords cannot deduct mortgage interest in full (they get a 20% tax credit instead), so higher-rate taxpayers pay tax on more than their cash flow. This is a calculator, not financial advice. Read the guide