Buy-to-Let Calculator: rental yield and cash flow
See whether a rental property stacks up: gross and net yield, monthly cash flow after the mortgage and costs, and the return on the cash you put in.
Estimates for information only, using 2026/27 rates for England, Wales and Northern Ireland unless stated. Not financial or tax advice; check your own situation with HMRC or a qualified adviser.
How it works
Gross yield = yearly rent Γ· property price.
Net yield takes off running costs (letting agent, repairs, insurance, void periods).
Cash flow subtracts mortgage payments too, and cash-on-cash return compares yearly cash flow with your deposit and buying costs, including stamp duty with the 5% surcharge.
Frequently asked questions
What's a good rental yield?+
Many investors look for 5β7% gross, but it varies a lot by area.
Can I deduct mortgage interest?+
Individual landlords get a 20% tax credit on mortgage interest rather than deducting it. Companies can deduct it as a cost.