Inputs
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.
Output
Your investment returns
Planning estimate
Unbiased calculation based on HMRC rules
Update to date
Reflects 2025/26 rates and April 2025 changes
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Clear & transparent
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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.