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Buy-to-Let Yield Calculator

Quickly model gross yield, net yield and monthly cash flow for a UK rental property.

This calculator is for illustration only and provides estimates for general information. It is not mortgage advice, a mortgage offer, a decision in principle or a guarantee of rates, fees, eligibility or savings.

Buy-to-Let Yield Calculator

Estimate gross and net rental yield for a UK BTL property.

Gross yield
—%
Net yield
—%
Est. monthly cash flow
£—
Rental cover check
—%
Target —%

Estimate only. Assumes an interest-only BTL mortgage and excludes stamp duty, tax, arrangement fees, letting setup costs and future rate changes.

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Keep a copy of this estimate

Email yourself a PDF summary of the figures currently shown on this calculator.

Calculator results are estimates only. Actual rates, fees, eligibility and products depend on your circumstances and lender criteria.

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Calculator results are estimates only and are for general information only. They are not mortgage offers or decisions in principle.

How yields work

Gross yield = annual rent ÷ property value. Net yield deducts management fees, maintenance, void allowance, annual costs and mortgage interest before dividing by property value.

What the calculator excludes

  • Stamp Duty surcharge (additional-property surcharge in England/NI).
  • Tax (corporation tax for Ltd, or personal tax for individual landlords).
  • Renovation or refurb costs.
  • Letting setup costs, licensing costs and service charge changes.

Talk to a BTL broker

BTL mortgage criteria differ from residential criteria. Request a callback and, where appropriate, a mortgage adviser or broker partner can discuss landlord lending.

Frequently asked questions

What is a good rental yield in the UK? +
It depends on the area, property type, costs and your objectives. Compare gross yield, net yield, void periods, tax and financing costs before deciding whether a property is suitable.
Why is net yield more useful than gross? +
Gross yield ignores costs. Net yield includes management, maintenance and mortgage interest, giving a more realistic picture of cash flow.
Do BTL lenders look at rental yield or income? +
Most BTL lenders stress-test rental cover (typically 125–145% of monthly mortgage interest at a stressed rate) rather than your personal income. Some still require a minimum income.
Should I buy via a limited company? +
Many landlords use SPVs for tax efficiency, especially higher-rate taxpayers. Speak to a tax adviser and a BTL-specialist broker.
Does the calculator include stamp duty surcharge? +
No. BTL purchases in England and Northern Ireland usually attract the additional-property SDLT surcharge on top of normal rates. Plan this in separately.

Suggested next steps

Related calculators and guides

Buy-to-Let Mortgage Calculator GuideEstimate buy-to-let mortgage payments, rental yield and basic cash flow before reviewing lender criteria.Help to Buy Remortgage Calculator GuideEstimate remortgage scenarios where a Help to Buy equity loan may need to be retained, repaid or partly repaid.Early Repayment Charge Calculator GuideUnderstand estimated early repayment charges when overpaying, remortgaging or redeeming a mortgage early.

Calculator-led mortgage planning

UK Mortgage Calculators is centred on practical estimation tools. The pages help you model cautious scenarios before you decide whether to request a broker or adviser callback.