Buy-to-Let Calculator

Work out whether a buy-to-let property will actually pay for itself. Enter the purchase price, bond details and running costs to see your monthly cash flow, gross and net rental yield, and the return on the cash you put in. All figures are in your own currency and nothing is saved or shared.

How the numbers are worked out

• Monthly bond repayment — standard amortising repayment on the purchase price less your deposit, at the interest rate and term you entered.
• Gross rental yield — annual rent divided by the purchase price. A quick comparison figure between properties, before any costs.
• Net rental yield — annual rent after vacancy and running costs, divided by the purchase price. This is the figure most investors compare.
• Monthly cash flow — rent after vacancy, less running costs, less the bond repayment. Positive means the property pays for itself.
• Return on cash invested — annual cash flow divided by your deposit plus transfer and bond costs. Capital growth is not included here.

What to watch out for on a buy-to-let

• Interest rates move — test your numbers 2% higher than today's prime-linked rate.
• Budget a real vacancy allowance and a maintenance provision, even on a new build; both are the most common reason a deal turns cash-flow negative.
• Levies and municipal rates escalate every year, usually faster than rent.
• Transfer duty, bond registration and attorney fees are paid up front and are part of your real return.

This calculator is a planning tool, not financial or tax advice. For repayments, extra payments and full portfolio tracking across several properties, see PROPTRAC pricing.