Buy-to-Let Cashflow Calculator
See what a buy-to-let actually puts in your pocket each month after the mortgage. Enter the rent, the loan and the rate, choose interest-only or repayment, and add your running costs for the monthly and annual cashflow.
Most buy-to-let mortgages are interest-only.
›Running costs & term (optional)
Of rent. Leave at 0 if you self-manage.
Of rent set aside for repairs. 10% is a common rule of thumb.
Per year.
Ground rent, service charge, licensing, per year.
These figures are an estimate to help you compare deals, not financial or tax advice. Check the numbers with a qualified adviser before you commit.
Questions landlords ask
How do I work out buy-to-let cashflow?+
Start with the monthly rent, take off the mortgage payment, then take off running costs such as the letting agent fee, a maintenance reserve, insurance and any ground rent or service charge. What is left is your monthly cashflow. This calculator does all of that with the mortgage worked out from your loan, rate and type.
Should I use interest-only or repayment for the mortgage?+
Most landlords use interest-only because the monthly payment is lower, which improves cashflow and the interest is what counts for the lender's stress test. Repayment costs more each month but chips away at the loan. Switch the mortgage type above to see the difference in the payment and the cashflow.
What running costs should I include in cashflow?+
Letting agent fees (often 8 to 12% of rent if managed), a maintenance reserve (10% of rent is a common rule of thumb), landlord insurance, and any ground rent, service charge or licensing on the property. Leaving out a maintenance reserve is the most common reason a deal looks better on paper than in reality.
Is cashflow the same as profit for tax?+
No. Cashflow is the cash left after the full mortgage payment, whereas taxable profit only deducts the mortgage interest (via the Section 24 basic-rate credit for individuals) and not any capital repayment. A repayment mortgage can leave you with tax to pay on profit you did not keep as cash. Use the Section 24 tool for the tax picture.
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