Real Estate Calculators
From rental yield and ROI to stamp duty and agent commission — our free real estate calculators help you evaluate properties, model returns, and understand the true costs of buying and selling.
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Property Investment
Rental yield, ROI, cash-on-cash return, and cap rate
Buying & Selling Costs
Stamp duty, agent commission, and transaction costs
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Real-estate Glossary — Key Terms Explained
- Gross Rental Yield
- Annual rental income ÷ Property value × 100. A 5% yield on a £200,000 property means £10,000 annual rental income. Doesn't account for costs — use net yield for profitability analysis.
- Net Rental Yield
- Annual rental income minus all costs (mortgage, maintenance, insurance, management fees, void periods) ÷ Property value × 100. Net yield is the real return after running costs.
- Cap Rate
- Capitalisation Rate — Net Operating Income ÷ Property Value × 100. Used in commercial real estate to compare properties. A 6% cap rate means the property generates 6% annual return on its market value (before financing).
- Stamp Duty Land Tax (UK)
- UK tax payable on property purchases above £250,000 (£425,000 for first-time buyers). Tiered: 0% up to threshold, 5% on £250,001–£925,000, 10% on £925,001–£1.5m, 12% above £1.5m. Additional 3% surcharge for second homes and investment properties.
- Void Period
- Time when a rental property is empty between tenants — no rental income but costs continue. Typically 1–2 months per year for well-located properties. Always factor void periods into yield calculations.
Frequently Asked Questions
What is a good rental yield in the UK?
Gross yields of 5–8% are typically considered good in the UK. Higher yields (8%+) are achievable in northern cities (Manchester, Leeds, Sheffield) but often come with higher management costs or more challenging tenant profiles. Net yield (after mortgage, maintenance, void periods) is usually 2–3% lower than gross yield.
How do I calculate rental yield?
Gross yield = Annual rent ÷ Property value × 100. A £180,000 house renting for £900/month: Annual rent = £10,800. Gross yield = 10,800 ÷ 180,000 × 100 = 6%. Net yield deducts costs: if annual costs are £3,000, net yield = (10,800 − 3,000) ÷ 180,000 × 100 = 4.33%.
What is stamp duty for a buy-to-let property?
Buy-to-let and second home purchases in England pay an additional 3% SDLT surcharge on all bands. On a £200,000 investment property in 2024–25: standard SDLT would be £0 (below £250,000 threshold) but the 3% surcharge applies: £200,000 × 3% = £6,000.
Is buy-to-let still profitable in the UK?
Buy-to-let has become less profitable since 2015–2022 tax changes: mortgage interest relief capped at basic rate, Section 24 tax changes, and the 3% stamp duty surcharge. At low loan-to-value (below 60%) with good yields (5%+), buy-to-let can still work. High LTV mortgages at current interest rates make most deals marginal.