Updated - 2025/26 rates

Buy-to-let property ROI calculator UK 2025/26

Yield alone doesn't tell the full story. This calculator uses your complete acquisition cost -
purchase price, stamp duty, legal fees, and renovation - alongside real annual expenses, to give

Buy-to-let calculator · UK 2026

Property ROI calculator for buy-to-let landlords

Enter your purchase costs, rental income, running costs, and mortgage details to see gross yield, net yield, monthly cash flow, and true cash-on-cash return on your invested capital. Stamp duty is auto-calculated using 2025/26 additional-property rates.

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Inputs

Enter your investment details

Property & acquisition costs
Rental income & running costs
Mortgage details
Tax (optional — for net-of-tax view)

All calculations run locally in your browser. No data is sent externally.

Output

Your investment returns

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Planning estimate

Unbiased calculation based on HMRC rules

Update to date

Reflects 2025/26 rates and April 2025 changes

Privacy first

Your data stays in your browser. Nothing is stored.

Clear & transparent

Plain English explanations you can trust

Maximise your leveraged return

Find the best buy-to-let mortgage rate

Your mortgage rate is the single biggest lever on your monthly cash flow and ROI. A fee-free buy-to-let mortgage broker searches 90+ lenders across the whole market — including exclusive rates not available direct — and handles the application for you.
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This calculator provides planning estimates only and is not tax, mortgage, legal, or investment advice. Stamp duty is auto-calculated using 2025/26 additional-property rates for England and Northern Ireland — Scotland (LBTT) and Wales (LTT) use different rates. The Section 24 tax estimate uses a simplified single-band model and does not account for personal allowances, other income, carried losses, or reliefs. Rental yields and returns are not guaranteed. Always speak to a regulated mortgage adviser, qualified accountant, and solicitor before completing a purchase.

Frequently asked questions

What is the difference between rental yield and ROI?
Which costs should I include in my total investment figure?
What is a good ROI for a buy-to-let property?
Should I include mortgage repayments in my ROI calculation?
How does stamp duty affect the ROI on a buy-to-let?
Does private residence relief apply to a property I used to live in?

Related Calculators

Stamp Duty (Second property)

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Estimate the CGT bill when you sell a buy-to-let. Deducts purchase costs, improvements, and your £3,000 annual exemption automatically.
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Section 24 mortgage interest impact

See how much extra tax Section 24 costs you - and whether incorporation could save you money.
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Buy-to-let mortgage affordability

Work out your buy-to-let borrowing limit, LTV, and whether your rental income passes the lender's stress test.
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Disclaimer: This calculator provides an estimate based on publicly available UK tax rates and industry data current to 2025/26. It does not constitute tax, legal, or financial advice. Your actual figures may differ depending on your specific circumstances. Always confirm your position with a qualified solicitor, accountant, or financial adviser before making any property or financial decision.
@ 2026 LandlordCalcs · Rates updated 2025/26 · Not financial advice
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