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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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Let rooms to separate tenants who share a kitchen or bathroom. Pre-filled for 33, Forres Avenue; change anything.
Sheffield rates, 2026–27, a month: shared room £350 · 1 bed £575 · 2 beds £620 · 3 beds £680 · 4 beds £950. The most housing support a tenant on benefits can get here; a guide to the bottom of the market.
We have no HMO Article 4 data for this council, so we cannot say. Check with the council. HMO guide
| Deposit (25% of price) | £85,000 |
| Stamp Duty Land Tax (additional-home rates) | £24,000 |
| Legal fees | £1,800 |
| Survey | £600 |
| Total cash in | £111,400 |
| £0 – £125,000 | 5% | £6,250 |
| £125,000 – £250,000 | 7% | £8,750 |
| £250,000 – £340,000 | 10% | £9,000 |
Additional-home rates, as checked in October 2026. Buying through a company, or replacing your main home, can change this. Stamp duty calculator
| Rent (4 rooms x £440 a month) | £21,120 |
| Mortgage payments (interest only, 5% on £255,000) | −£12,750 |
| Voids (5% of rent) | −£1,056 |
| Letting and management (10% of rent collected) | −£2,006 |
| Repairs and maintenance (8% of rent) | −£1,690 |
| Landlord insurance | −£350 |
| Bills you pay (energy, water, broadband, council tax) | −£5,400 |
| Cash flow before tax | −£2,132 (−£178 a month) |
Lenders usually test the rent against interest at a higher “stress” rate, here 7%. Rent covers it by 125% (basic-rate taxpayers and companies): no; by 145% (higher-rate taxpayers): no. The rent supports a loan of about £241,371 or £208,079. Lenders differ.
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