Buy-to-let calculator UK
Buy-to-let numbers for real homes on Rightmove.
Type something like “rent in Manchester under £150k”. Roommie Invest finds homes for sale on Rightmove, adds stamp duty at the second home rate and the solicitor, estimates the rent, takes off a landlord's yearly costs, and shows the cash flow a year, the yield and how much of your own cash it takes.
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Buying costs
Stamp duty is worked out with the higher rates for a buyer who already owns a home: the normal bands plus 5%. Under £40,000 there is none. Then a solicitor, searches and Land Registry fees, and a building survey. Only England's stamp duty is worked out. Scotland and Wales have their own taxes.
Rent and yearly costs
The rent comes from the usual rent per square metre in that city, checked against real listings and city reports, and adjusted for the area's price level. You can type your own. The tenant pays council tax, so it is not a landlord cost here.
- Landlord insurance
- Repairs: 8% of the rent
- Empty months: 6%
- A letting agent: 9%
- Savings for big repairs: 5%
- Building fees on a flat
Gross yield, net yield and cap rate
Gross yield is the yearly rent divided by the price. Roommie Invest shows the rent a month and the price, so you can work it out. It leads with the net figure instead, the cap rate: the rent left after costs, divided by the price plus buying costs and repairs. A UK rental is a good deal at 5% or more with money left each year, and “only at a lower price” from 3.5%.
Mortgage and cash flow
Turn on the mortgage to see a repayment loan with 25% down at 5.5% over 25 years. Cash flow is what is left after the payments. Income tax on rent is not taken off: it depends on you.
Value and the rules
The value fixed up comes from HM Land Registry sold prices for the same type of home in the same postcode sector. Each rental also reminds you that since 1 May 2026 landlords in England can no longer use no fault (Section 21) evictions. In Liverpool it flags the landlord licensing wards.
Where it searches
Any town you type. With no town, it searches 40 miles around Manchester, which takes in Liverpool, Leeds and their towns.
Price
Free to start: 30 home checks with a free account, or 20 homes a day without one. One home check is one real home, found and checked. After that, 500 home checks cost $15 once and never expire, or Invest Pro costs $29 a month for 2,000 home checks. The same search again within 12 hours, and any question about a home, is free.
Questions
How do you work out buy-to-let yield?
Gross yield is the yearly rent divided by the price. Net yield takes off the landlord's costs first. Roommie Invest shows the rent and the price, and leads with the net figure, the cap rate.
Does it include the stamp duty surcharge?
Yes. It uses England's bands plus the 5% higher rate for a buyer who already owns a home. Scotland and Wales are not worked out.
What is a good buy-to-let yield?
Roommie Invest calls a UK rental a good deal at a 5% cap rate or more with money left each year, and “only at a lower price” from 3.5%.
Does it work out my tax on the rent?
No. Rent income is taxed, but how much depends on you. Ask an accountant.
How much does Roommie Invest cost?
It is free to start: 30 home checks with a free account, or 20 homes a day without one. One home check is one home found and checked. Then 500 home checks cost $15 once, or Invest Pro costs $29 a month for 2,000 home checks.
Is this financial advice?
No. The numbers are estimates from listing data, public price records and local averages. Always see the home, and check the costs with a local agent, lawyer, notary or solicitor before you buy.
Updated 6 November 2026. Numbers are estimates from listings, public sale records and local averages. Not financial advice. Always see a home before you buy.