Buy-to-let calculator

What does your
investment return?

Calculate gross yield, net yield, monthly cash flow, and cash-on-cash return on any buy-to-let property. Enter your figures and see the full picture — including mortgage costs and running expenses.

Gross & net yield Monthly cash flow Cash-on-cash return Full cost breakdown
Rental yield calculator

Enter your property
and finance details

All inputs use type-in fields and sliders. Adjust figures to model different scenarios — different purchase prices, rent levels, or mortgage rates — and see results update instantly.

Property details
Purchase price
£
£50k£5m
Monthly rent
£
£300£10,000
Mortgage details
Deposit / equity Purchase costs not included
£
£10k£2.5m
Mortgage rate
%
1%10%
Mortgage term
years
5 yrs35 yrs
Running costs
Letting agent fee % of annual rent
%
0%20%
Maintenance & void % of annual rent
%
0%30%
Yield summary
Gross yield
5.28%
Average
Net yield
2.14%
Below average
Monthly cash flow
£42
Annual cash flow
£504
Cash-on-cash return
0.81%
LTV
75%
Annual cost breakdown
Annual rental income £13,200
Less: mortgage payments (£10,485)
Less: letting agent fees (£1,320)
Less: maintenance & void (£1,980)
Net annual profit £504
How to read your yield

What the numbers
actually mean

Below 4%
Weak gross yield
After mortgage costs and running expenses, net cash flow is likely to be negligible or negative. May still work as a capital growth play — but income should not be the primary motivation.
4–6%
Average gross yield
Typical for most UK cities and commuter towns. Positive cash flow is achievable but depends heavily on finance costs and management approach. Worth pursuing with the right structure.
Above 6%
Strong gross yield
Found in the North, Midlands, and some regeneration areas. Strong cash flow potential even after mortgage and costs. The best opportunities for income-focused investors and portfolio builders.

Found a property
worth pursuing?

Yield is only part of the picture. Speak with Nathan about the right mortgage structure, whether a limited company makes sense, and which lenders will actually work for your case.

Speak with Nathan Buy-to-let mortgages

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