Deal calculator

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.

Let rooms to separate tenants who share a kitchen or bathroom. Pre-filled for 12, Hillside Road; change anything.

£905Cash flow a month

9.9%Net yield

19.2%Return on cash

The homePurchase priceour estimate today; use the asking priceWhereRefurbishment

Buying costsLegal feesSurveyOther

MortgageLoan to value%Interest rate%Lender and broker feesType

LettingLettable roomsRent per room a monthShared-room LHA here: £400 a monthBills you pay a monthenergy, water, broadband, council taxLicensing, yearly sharelicence fee divided by its yearsVoids%Letting and management%Repairs and maintenance%Insurance a yearService charge and ground rent a year

Local Housing Allowance here

Plymouth rates, 2026–27, a month: shared room £400 · 1 bed £550 · 2 beds £675 · 3 beds £800 · 4 beds £975. The most housing support a tenant on benefits can get here; a guide to the bottom of the market.

Planning

We have no HMO Article 4 data for this council, so we cannot say. Check with the council. HMO guide

Cash in

Deposit (25% of price)	£44,250
Stamp Duty Land Tax (additional-home rates)	£9,890
Legal fees	£1,800
Survey	£600
Total cash in	£56,540

Stamp Duty Land Tax: £9,890

£0 – £125,000	5%	£6,250
£125,000 – £177,000	7%	£3,640

Additional-home rates, as checked in October 2026. Buying through a company, or replacing your main home, can change this. Stamp duty calculator

A year of letting

Rent (5 rooms x £500 a month)	£30,000
Mortgage payments (interest only, 5% on £132,750)	−£6,637
Voids (5% of rent)	−£1,500
Letting and management (10% of rent collected)	−£2,850
Repairs and maintenance (8% of rent)	−£2,400
Landlord insurance	−£350
Bills you pay (energy, water, broadband, council tax)	−£5,400
Cash flow before tax	£10,863 (£905 a month)

Gross yield: 16.9%
Net yield (before mortgage): 9.9%
Return on cash in: 19.2%

Will a lender agree?

Lenders usually test the rent against interest at a higher “stress” rate, here 7%. Rent covers it by 125% (basic-rate taxpayers and companies): yes; by 145% (higher-rate taxpayers): yes. The rent supports a loan of about £342,857 or £295,567. Lenders differ.

With 5 or more tenants from 2 or more households, a mandatory HMO licence is needed everywhere in England; many councils license smaller HMOs too.

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

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