Deal calculation
1 Property & Income iRent to rent: you rent a property from a landlord at a fixed monthly figure, then re-let it (often room-by-room) for more. The spread, after costs, is your profit.
Property address
Monthly rent to landlord
£
Monthly rental income
£
collected from tenants/roomsTerm modelled
months
Deposit to landlord iSome landlords or agents ask a rent-to-rent operator for a refundable deposit. It’s cash you need on day one and counts towards your cash required and return on cash, but it’s returned at the end of the agreement — so it isn’t a cost and doesn’t reduce your profit or term net position.
£
refundable at end of term2 Set-up Expenses iOne-off costs to get the deal running — legal/lease agreement, any light works, furniture, sourcing. This is the cash you put in.
One-off cash cost to get the deal running.
3 Monthly Running Costs iRecurring monthly costs deducted from rental income. Voids reserve a % for empty periods; agent fees are a % of annual rent.
Rent to landlord
£
Utilities (gas/electric/broadband)
£
Insurance
£
Council tax
£
Maintenance
£
Voids % of monthly income
%
Letting agent fees % of annual income
%
▣ Photos 0/5 iAdd up to 5 photos of the property or site. They appear in the PDF report to make it more visual. Photos stay on your device and are saved with the deal.
Optional — up to 5 images, shown in your PDF report.
Investor Summary
Rent to Rent
Cash returns on a R2R agreement
Net Annual Profit
£0
Net Monthly Profit
£0
Cash Required
£0
Gross annual income
£0
Total annual expenses
£0
ROCE (cash)net profit ÷ cash invested
—
Capital payback iHow long the net profit takes to repay the cash you put in to set up the deal (cash invested ÷ net annual profit).
—
Over the full term (12 mo)
Net profit over term
£0
Net position after setup
£0
Gross income over term
£0
Total costs over term
£0
How it works: Voids are reserved as a % of monthly income; agent fees as a % of annual income. Net profit = gross income − (rent to landlord + utilities + insurance + council tax + maintenance + voids + agent fees).
1 Property & Rooms iBuy-Refurbish-Refinance-Rent: buy with bridging, refurbish into an HMO, refinance onto a mortgage to pull your cash back out, and keep it as a rental.
Property address
Purchase price
£
Rooms & rents iEnter how many of each room type the finished HMO has, and the monthly rent per room. We multiply rooms × rent to get your gross monthly income.
Ensuite rooms
Rent / month each
£
Non-ensuite rooms
Rent / month each
£
Total rooms0
Gross monthly income£0
Gross annual income£0
2 Project Expenses iAll one-off purchase and refurb costs. Stamp duty is auto-calculated; refurbishment feeds the bridge drawdown.
Stamp duty auto-calculated. Refurb feeds the bridge.
Stamp duty auto · additional-property
£
4 Refurbishment iYour build/works budget. Use a single figure for a quick estimate, or itemise by trade (plastering, electrics, etc.) if you’re managing the project yourself. This is what the bridge drawdown funds.
Total refurbishment works
£
4 Bridge & Refinance iShort-term finance to buy and refurbish. Interest is usually rolled up (added to the loan) rather than paid monthly, and repaid when you refinance.
Bridge LTV (against purchase)
≈ £0 day-one loan
Arrangement fee
%
Bridging rate monthly
%
Facility term iThe full bridging term you commit to and pay fees on. Interest is estimated using your expected repayment month below.
mo
Est. repayment iYou commit to the full facility term, but interest only accrues until you actually repay. Enter when you expect to redeem (e.g. refinance or sell) to estimate the real interest — leave equal to the term for a worst-case figure.
mo
Interest method iHow interest is charged. Rolled-up (compounded): interest is added to the loan each month and you pay it all on exit — nothing monthly. Simple: interest is a flat percentage of the loan for the term, not compounded. Most development/bridging facilities are rolled-up.
Drawdown term refurb drawn in stages iRefurb/build money isn't taken all at once — it's released in stages as work progresses, so on average you carry less than the full amount and pay less interest. Full = drawn day one; ¾ = three-quarters of the term on average (typical); ½ = released evenly across the build.
Lenders legals
£
5 End Valuation (GDV) iGross Development Value — what the finished HMO is worth. Often valued on yield (rent ÷ yield %) rather than bricks-and-mortar. Net uses income after costs; gross uses full rent.
Value the finished HMO by yield, or override with your own figure.
GDV basis
Investment yield GDV = net income ÷ yield
%
6 Refinance Mortgage iThe long-term BTL/HMO mortgage that repays the bridge. Loan is a % of GDV; the product fee can be added to the loan or paid upfront.
Pulls a BTL/HMO mortgage on the finished value to repay the bridge.
Mortgage LTV (of GDV)
≈ £0 mortgage
Product / arrangement fee
%
Add product fee to loan?
Product rate fixed period, annual
%
Mortgage term
yr
Repayment basis
Other mortgage costs valuation, legals, etc.
£
7 Monthly Operating Costs iOngoing running costs once let — utilities, insurance, council tax, maintenance and letting management. Deducted to get net income.
Utilities
£
Insurance
£
Council tax
£
Maintenance
£
Letting agent fees % of annual income
%
8 Projection Assumptions iAnnual growth rates used for the 5/10-year equity and rent projection. Conservative defaults; adjust to your view of the market.
Rental inflation annual
%
Capital appreciation annual
%
▣ Photos 0/5 iAdd up to 5 photos of the property or site. They appear in the PDF report to make it more visual. Photos stay on your device and are saved with the deal.
Optional — up to 5 images, shown in your PDF report.
Investor Summary
HMO BRRR
Buy with bridging, refurbish, refinance
Gross Development Value
£0
Cash required
£0
Capital Employed
£0
Your equity iThe equity you own in the finished property after refinancing — the end value (GDV) minus the new mortgage. This is value you hold, not cash tied up (see “Money left in deal” for that).
£0
Bridge finance iWhat you borrow and repay on the short-term bridge: the day-one loan against the purchase, the refurb drawdown, rolled-up interest, and the total redemption figure.
Day-one loanagainst purchase
£0
Refurb facility (incl. interest)
£0
Rolled-up interest
£0
Total committed facilityday-one + drawdown + interest
£0
Total repaid to lenderincl. fees & legals
£0
Mortgage on refinance
£0
Monthly mortgage paymentinterest-only
£0
Net annual incomeafter mortgage interest & costs
£0
Money left in deal iCash still tied up after refinancing: mortgage raised minus bridge debt minus the cash you put in. A negative figure (in brackets) means you got all your money back out.
£0
ROCEreturn on capital employed iReturn on Capital Employed — net annual income ÷ the cash you have left invested. If you pull all your cash out on refinance, ROCE is effectively infinite.
—
Capital payback iHow long the net rental income takes to repay the cash you have left in the deal (money left in ÷ net annual income). If you pulled all your cash out, it’s immediate.
—
Equity growth — Year 5
£0
Equity growth — Year 10
£0
Gross rent p.a. — Year 10
£0
Net rent p.a. — Year 10after costs & mortgage interest
£0
How it works: Net rental income ÷ the net-yield multiplier gives GDV (the refinance valuation); mortgage = GDV × refinance LTV. Money left in deal = mortgage − bridging debt − cash invested; negative means you pulled all your cash out.
1 Property & Income iBuy to let: a standard rental bought with a BTL mortgage (or cash), let to a single household, held for yield and capital growth.
Property address
Purchase price
£
Monthly rental income
£
2 Project Expenses iOne-off purchase costs including auto-calculated stamp duty and any refurbishment before letting.
Stamp duty auto-calculated on additional-property rates.
Stamp duty auto
£
3 Refurbishment iAny works before letting. Use a single figure for a quick estimate, or itemise by trade if you’re managing the works yourself.
Total refurbishment works
£
4 Mortgage iThe buy-to-let mortgage. Interest-only is most common for BTL; the annual interest = (loan + fee) × rate.
LTV
%
Arrangement fee
%
Lenders legals
£
Mortgage rate annual, interest-only
%
5 Monthly Running Costs iRecurring costs once let. Mortgage interest is included automatically; agent fees are a % of annual rent.
Mortgage interest is auto-included.
Insurance
£
Council tax
£
Maintenance
£
Letting agent fees % of annual income
%
▣ Photos 0/5 iAdd up to 5 photos of the property or site. They appear in the PDF report to make it more visual. Photos stay on your device and are saved with the deal.
Optional — up to 5 images, shown in your PDF report.
Investor Summary
Buy to Let
Returns financed with a BTL mortgage
Net Annual Income
£0
Cash Required
£0
Net Monthly
£0
Gross annual income
£0
Gross yieldgross rent ÷ price
—
Net yieldnet income ÷ price
—
ROCEnet income ÷ capital employed
—
Capital payback iHow long the net rental income takes to repay the cash you put in (cash required ÷ net annual income).
—
How it works: With a mortgage, annual interest = (loan + arrangement fee) × rate, interest-only, plus running costs and agent fees. Cash required = price − loan + project expenses + refurb. The cash view strips out mortgage interest and measures returns on the full price.
1 Property & Rent iBuy-Refurbish-Refinance-Rent (Single Let): buy a regular house with bridging, refurbish it, refinance onto a mortgage to pull your cash back out, and keep it let as a single-family rental.
Property address
Purchase price
£
Bedrooms after refurb
Expected monthly rent post-refurb, single household
£
Gross monthly income£0
Gross annual income£0
2 Project Expenses iAll one-off purchase and refurb costs. Stamp duty is auto-calculated; refurbishment feeds the bridge drawdown.
Stamp duty auto-calculated. Refurb feeds the bridge.
Stamp duty auto · additional-property
£
4 Refurbishment iYour build/works budget. Use a single figure for a quick estimate, or itemise by trade (plastering, electrics, etc.) if you’re managing the project yourself. This is what the bridge drawdown funds.
Total refurbishment works
£
4 Bridge & Refinance iShort-term finance to buy and refurbish. Interest is usually rolled up (added to the loan) rather than paid monthly, and repaid when you refinance.
Bridge LTV (against purchase)
≈ £0 day-one loan
Arrangement fee
%
Bridging rate monthly
%
Facility term iThe full bridging term you commit to and pay fees on. Interest is estimated using your expected repayment month below.
mo
Est. repayment iYou commit to the full facility term, but interest only accrues until you actually repay. Enter when you expect to redeem (e.g. refinance or sell) to estimate the real interest — leave equal to the term for a worst-case figure.
mo
Interest method iHow interest is charged. Rolled-up (compounded): interest is added to the loan each month and you pay it all on exit — nothing monthly. Simple: interest is a flat percentage of the loan for the term, not compounded. Most development/bridging facilities are rolled-up.
Drawdown term refurb drawn in stages iRefurb/build money isn't taken all at once — it's released in stages as work progresses, so on average you carry less than the full amount and pay less interest. Full = drawn day one; ¾ = three-quarters of the term on average (typical); ½ = released evenly across the build.
Lenders legals
£
5 End Valuation (GDV) iGross Development Value — what the finished property is worth post-refurb. For a single-let, the surveyor will value on comparables (recent local sales of similar properties), not on rental yield. Enter your expected end valuation.
Enter your expected end valuation, based on local comparable sales post-refurb.
End valuation (GDV) post-refurb, on comparables
£
6 Refinance Mortgage iThe long-term BTL/HMO mortgage that repays the bridge. Loan is a % of GDV; the product fee can be added to the loan or paid upfront.
Pulls a BTL/HMO mortgage on the finished value to repay the bridge.
Mortgage LTV (of GDV)
≈ £0 mortgage
Product / arrangement fee
%
Add product fee to loan?
Product rate fixed period, annual
%
Mortgage term
yr
Repayment basis
Other mortgage costs valuation, legals, etc.
£
7 Monthly Operating Costs iOngoing running costs once let — utilities, insurance, council tax, maintenance and letting management. Deducted to get net income.
Utilities
£
Insurance
£
Council tax
£
Maintenance
£
Letting agent fees % of annual income
%
8 Projection Assumptions iAnnual growth rates used for the 5/10-year equity and rent projection. Conservative defaults; adjust to your view of the market.
Rental inflation annual
%
Capital appreciation annual
%
▣ Photos 0/5 iAdd up to 5 photos of the property or site. They appear in the PDF report to make it more visual. Photos stay on your device and are saved with the deal.
Optional — up to 5 images, shown in your PDF report.
Investor Summary
Single-Let BRRR
Buy with bridging, refurbish, refinance
Gross Development Value
£0
Cash required
£0
Capital Employed
£0
Your equity iThe equity you own in the finished property after refinancing — the end value (GDV) minus the new mortgage. This is value you hold, not cash tied up (see “Money left in deal” for that).
£0
Bridge finance iWhat you borrow and repay on the short-term bridge: the day-one loan against the purchase, the refurb drawdown, rolled-up interest, and the total redemption figure.
Day-one loanagainst purchase
£0
Refurb facility (incl. interest)
£0
Rolled-up interest
£0
Total committed facilityday-one + drawdown + interest
£0
Total repaid to lenderincl. fees & legals
£0
Mortgage on refinance
£0
Monthly mortgage paymentinterest-only
£0
Net annual incomeafter mortgage interest & costs
£0
Money left in deal iCash still tied up after refinancing: mortgage raised minus bridge debt minus the cash you put in. A negative figure (in brackets) means you got all your money back out.
£0
ROCEreturn on capital employed iReturn on Capital Employed — net annual income ÷ the cash you have left invested. If you pull all your cash out on refinance, ROCE is effectively infinite.
—
Capital payback iHow long the net rental income takes to repay the cash you have left in the deal (money left in ÷ net annual income). If you pulled all your cash out, it’s immediate.
—
Equity growth — Year 5
£0
Equity growth — Year 10
£0
Gross rent p.a. — Year 10
£0
Net rent p.a. — Year 10after costs & mortgage interest
£0
How it works: Net rental income ÷ the net-yield multiplier gives GDV (the refinance valuation); mortgage = GDV × refinance LTV. Money left in deal = mortgage − bridging debt − cash invested; negative means you pulled all your cash out.
1 Property
Property address
Purchase price
£
2 Sale Price Estimate iYour projected resale value (GDV), taken as the average of three recent sold comparables. Low and High are set 10% either side.
GDV = average of three comparables. Low / High are ±10%.
Sold comparable 1
£
Sold comparable 2
£
Sold comparable 3
£
3 Project Expenses iOne-off buying and refurb costs. Stamp duty is auto-calculated; refurbishment is the works budget.
Stamp duty auto
£
4 Refurbishment iYour works budget for the flip. Use a single figure, or itemise by trade if managing the build yourself.
Total refurbishment works
£
5 Exit & Holding Costs iCosts to hold and sell — council tax/utilities/insurance during the works, selling agent fee, and exit legals.
Holding costs council tax, utilities, insurance
£
Selling agent fee
%
Exit legals
£
6 Bridge Finance iShort-term finance for the flip. Day-one loan against purchase plus a refurb drawdown; interest is rolled up and repaid on sale.
Funding this flip in cash — no bridging. Purchase and works are paid from your own funds.
▣ Photos 0/5 iAdd up to 5 photos of the property or site. They appear in the PDF report to make it more visual. Photos stay on your device and are saved with the deal.
Optional — up to 5 images, shown in your PDF report.
Flip Profit
Flip / Refurb
Profit at three sale-price scenarios
Estimated GDV (conservative)
£0
Low
£0
—
Conservative
£0
—
High
£0
—
Total costs cash purchase
£0
Capital invested
£0
How it works: GDV = average of three comparables; Low/High are ±10%. Profit = sale price − total costs. The bridge view replaces purchase price with deposit + bridge facility (incl. rolled-up interest), so ROI is measured against the smaller capital you actually put in.
1 Loan & Security iThe security (purchase price) and target end value. Day-one LTV sets how much you borrow against the purchase on completion.
Modelled the way a bridging lender structures a term sheet.
Property / security value (purchase price)
£
Minimum GDV (end value)
£
Day-one loan LTV (against purchase)
≈ £0 day-one loan
55%60%65%70%75%
2 Interest & Term iBridging interest is charged monthly. Rolled-up means it compounds and is paid at the end; the drawdown term reflects refurb money being released in stages.
Interest rate per month
%
Facility term iThe full bridging term you commit to and pay fees on. Interest is estimated using your expected repayment month below.
mo
Est. repayment iYou commit to the full facility term, but interest only accrues until you actually repay. Enter when you expect to redeem (e.g. refinance or sell) to estimate the real interest — leave equal to the term for a worst-case figure.
mo
Interest method iHow interest is charged. Rolled-up (compounded): interest is added to the loan each month and you pay it all on exit — nothing monthly. Simple: interest is a flat percentage of the loan for the term, not compounded. Most development/bridging facilities are rolled-up.
Drawdown term assumption refurb drawn progressively
3 Development Drawdown iRefurb/works funding released in stages as work progresses. It's grossed up to include its own rolled interest.
Net refurb/works cost, released in stages and grossed up for its rolled interest.
Net development costs
£
4 Fees iLender fees, usually deducted from the advance. The facility fee is charged on the total committed gross loan.
Facility fee iThe lender’s arrangement fee, charged on the total committed gross loan. Switch to £ to enter a fixed amount instead of a percentage.
%
Broker fee
£
Lender insurance / processing
£
Other / admin / CHAPS
£
Lender legals iThe lender’s legal costs. Usually added to the loan (forming part of the committed facility and what you repay), or you can pay them upfront from your own funds.
£
Lender legals — how paid?
Exit fee iCharged when you redeem (repay) the facility, added to the total repaid. Use % (of GDV) or a fixed £ amount.
£
Heads of Terms
Bridging Facility
Day-one loan + rolled-up interest + drawdowns
Max Committed Gross Loan
£0
Capital you put in iWhat you fund yourself: the purchase price minus the net day-one loan, plus any fees or legals you pay upfront, plus the exit fee due on redemption. This is your cash into the deal.
£0
Net Loan Day One
£0
Gross Loan Day One
£0
| Day One | |
| Gross loan day onepurchase × LTV | £0 |
| Day-one LTV of GDV | — |
| Rolled interest — day onefull term | £0 |
| Development Drawdown | |
| Net development costs | £0 |
| Rolled interest — drawdown¾ term | £0 |
| Gross drawdown facility | £0 |
| Interest & Fees | |
| Total rolled-up interest | £0 |
| Facility fee | £0 |
| Other fees | £0 |
| Total fees deducted | £0 |
| Redemption | |
| Total to redeemcommitted gross + exit fee | £0 |
| Committed loan-to-GDV | — |
How it works: Day-one interest is rolled up and compounded monthly over the full term; drawdown interest is charged only over the assumed drawdown term (¾ by default) because refurb funds are released in stages. The facility fee is taken on the total committed gross and deducted from the advance, so net day one = day-one gross − fees. Mirrors a typical lender heads of terms — always check the actual offer.
1 Property & Strategy iServiced accommodation / holiday let: a property let on a nightly basis (Airbnb, Booking.com, direct). Choose whether you rent it in on a rent-to-rent basis, or buy it.
Property address
Monthly rent to landlord
£
Deposit to landlord
£
2 Nightly Income iHoliday-let income swings by season. Enter a high-season and low-season nightly rate, occupancy and the number of months each applies — the calculator blends them into an annual figure.
High season
Nightly rate
£
Occupancy
%
Months at this rate
mo
Low season
Nightly rate
£
Occupancy
%
Months at this rate
mo
Avg nights booked / month0
Gross annual income£0
3 Setup & Furnishing iOne-off costs to get the unit live: furniture, white goods, linen, photography, listing setup, plus (purchase mode) any refurbishment.
Furniture & equipment
£
Linen, kitchen & setup
£
4 Monthly Running Costs iSA carries higher running costs than a standard let: cleaning per changeover, all utilities & wifi, platform commission, and management if hands-off. Entered monthly.
Cleaning per month
£
Utilities, wifi & TV
£
Council tax / business rates
£
Insurance
£
Consumables & restocking
£
Platform commission iAirbnb / Booking.com host fees, taken as a % of gross income. Airbnb is typically ~3%, Booking.com ~15%; blend to taste.
%
Management iIf a management company runs the listing, cleaning and guest comms for you. Typically 15-25% of gross income. Set to 0 if self-managed.
%
▣ Photos 0/5 iAdd up to 5 photos of the property or site. They appear in the PDF report to make it more visual. Photos stay on your device and are saved with the deal.
Optional — up to 5 images, shown in your PDF report.
Investor Summary
Holiday Let / SA
Rent to rent, let nightly on Airbnb
Net Annual Profit
£0
Net monthly
£0
Cash to start
£0
| Income | |
| Gross annual income | £0 |
| Avg occupancyblended across the year | 0% |
| Annual costs | |
| Running costs | £0 |
| Platform & management | £0 |
| Rent to landlord | £0 |
Net profit marginnet profit ÷ gross income
—
ROCEnet profit ÷ cash invested
—
Capital payback iHow long the net profit takes to repay the cash you put in (cash invested ÷ net annual profit).
—
How it works: Gross income = (high-season nights × rate) + (low-season nights × rate). Net profit = gross − running costs − platform/management − (rent to landlord OR mortgage interest). In rent-to-rent mode your cash in is deposit + setup; in purchase mode it's deposit + costs + refurb + setup.
1 Land & Acquisition iThe plot purchase. Stamp duty is auto-calculated; add legals, agent and survey costs for the acquisition.
Site / scheme name
Land purchase price
£
Stamp duty auto
£
SDLT basis iBare land or land without residential planning pays the lower non-residential rates (0% to £150k, 2% to £250k, 5% above, no surcharge). Land with residential planning permission pays standard residential rates. You can also type your own figure to override.
2 Unit Mix iDefine each house/flat type: how many, the build cost per unit, and the expected sale value (GDV) per unit. Add a row for each type in your scheme.
Define each unit type — count, build cost per unit, and sale value (GDV) per unit.
TypeCountBuild / unitGDV / unit
Total units0
Total build cost£0
Total GDV£0
3 Statutory & Planning iStatutory contributions and planning costs. CIL (Community Infrastructure Levy) and S106 contributions are charged by the local authority; planning covers application and consultant fees.
CIL Community Infrastructure Levy
£
S106 contributions
£
Planning & application fees
£
4 Professional Fees iThe professional team. Often estimated as a percentage of build cost (typically 10-15% all-in), but entered here as figures so you can be precise.
Architect & design
£
Structural / civil / M&E
£
Project management / QS
£
Building control & warranty NHBC etc.
£
5 Finance iFund the scheme in cash, or with development bridging — a day-one loan against the land plus the build cost released in stages, with interest rolled up and repaid on sale.
Scheme funded from your own capital — no development finance. Land and build are paid as you go.
6 Holding & Sales iCosts while you hold and sell: council tax/security/insurance during build, and selling costs (agent + legals) as a percentage of GDV.
Holding costs total, during build
£
Sales period months to sell out
mo
Selling costs agent + legals, % of GDV
%
Contingency iA buffer on build cost for the unexpected — typically 5-10% on new build. % of build cost
%
▣ Photos 0/5 iAdd up to 5 photos of the property or site. They appear in the PDF report to make it more visual. Photos stay on your device and are saved with the deal.
Optional — up to 5 images, shown in your PDF report.
Investor Summary
New Build Development
Cash-funded scheme
Total GDV
£0
Profit
£0
Total cost
£0
| Costs | |
| Land + acquisition | £0 |
| Build costincl. contingency | £0 |
| Statutory (CIL / S106 / planning) | £0 |
| Professional fees | £0 |
| Holding & selling costs | £0 |
| Result | |
| Total GDV | £0 |
| Total cost | £0 |
| Profit | £0 |
Profit on costprofit ÷ total cost iThe headline development metric. Lenders typically want to see 20%+ profit on cost to fund a scheme.
—
Profit on GDVprofit ÷ sale value
—
ROCEprofit ÷ cash invested iReturn on the cash you actually put in. With bridging this is far higher than profit-on-cost because the lender funds most of the scheme.
—
Cash required iThe cash you fund yourself: in cash mode the whole scheme; with bridging, the land deposit plus costs the loan doesn\u2019t cover plus rolled-up interest at exit.
£0
How it works: Total GDV = sum of (count × GDV) across unit types. Total cost = land + acquisition + build (incl. contingency) + statutory + fees + holding + selling + finance. Profit = GDV − total cost. Profit on cost = profit ÷ total cost; profit on GDV = profit ÷ GDV. With bridging, finance is a day-one loan on the land plus staged build drawdown with rolled-up interest, repaid on sale.
