Buy to Let Calculator
Buy to Let Calculator: use this tool to test the financial structure of a buy-to-let or investment property purchase, refurbishment or refinance, including short-term funding and a later refinance onto longer-term borrowing.
It brings together purchase costs, works, SDLT, short-term finance, rental income, completed value, refinance proceeds and cash left in the property. It is designed for buy-to-let finance and can also be used for HMO, multi-unit, commercial and semi-commercial investment property where the property is intended to be retained and refinanced. Where short-term funding is part of the plan, our bridge-to-let finance page explains the refinance-led approach. This calculator is an initial appraisal rather than a lending decision.
How the Buy to Let Calculator works
Enter the acquisition, funding, works, rental and refinance assumptions, then use the outputs to see how the proposed structure behaves before approaching a lender.
Dashboard
At-a-glance summary of total property cost, net income yield, return, refinance and cash position.
Inputs
Enter the property value, acquisition costs, short-term finance, works budget, refinance terms and property income.
Detailed Outputs
Full breakdown of funding cost, completed value, refinance position, income and indicative return metrics.
Cashflows
Month-by-month cash flow through the short-term finance period and into the longer-term refinance.
A note on accuracy
We have taken care to refine the underlying logic of this analyser. However, property finance calculations are sensitive to assumptions about acquisition costs, works, finance terms, valuation, rental and property income, operating costs and refinance criteria. The results should therefore be treated as estimates rather than guarantees. Actual costs, rates and returns will depend on the lender, property and circumstances of each transaction. This tool is intended for buy-to-let and other income-producing investment property that is retained and refinanced. It is not a full development appraisal and does not model staged development drawdowns, sale exits or tax. For official information on the tax treatment of rental income, see the GOV.UK landlord tax guidance. The calculator does not replace lender underwriting, tax advice or other professional advice. If you would like to discuss a live case, please contact EAS Finance.