Rental Yield Calculator UK
Calculate gross and net rental yield, monthly cash flow and acquisition costs in seconds.
Property Details
Enter property details and click Analyse Deal to see results.
Comparison History
UK buy-to-let maths, without the headache.
RentalMetrics gives you quick GBP estimates for rental yield, acquisition costs and monthly cash flow — all based on common UK assumptions. Just plug in a price and rent to see where a deal stands, no spreadsheet needed.
What you can calculate
- Gross & net rental yield
- Monthly cash flow breakdown
- Cash-on-cash return (leveraged)
- Mortgage stress test
- SDLT estimate (investor & FTB)
- Export results as PDF
How it works
- Enter the asking price and expected monthly rent.
- Add your costs — and a mortgage if you need one.
- Get instant results, then export or share the deal.
What's the difference between gross and net yield?
Gross yield divides the annual rent by the property price. Net yield goes further — it subtracts running costs like insurance, letting agent fees and maintenance from the rent, then divides by total acquisition cost including SDLT and solicitor fees. Net yield is the more realistic measure of return.
What costs should landlords include in "net yield"?
Common costs include letting agent fees (plus VAT), landlord insurance, maintenance or repairs allowance, void periods where the property is empty, and ground rent or service charges on leasehold properties. The more costs you include, the more accurate your net yield figure will be.
What is a "stress test rate" and why does it matter?
A stress test rate is a higher-than-actual interest rate used to check whether rent still covers mortgage payments if rates rise. UK lenders typically stress-test at 5.5–7%. If your deal stays cash-flow positive at the stress rate, it has a comfortable safety margin.
What's considered a "good" rental yield in the UK?
Most investors aim for a gross yield of 6% or above. Northern cities like Liverpool, Manchester and Leeds often hit 7–10%, while London typically sits around 3–5%. Always compare net yields after costs for a fair assessment across different areas and property types.
Use the Buy-to-Let Deal Calculator for full stress testing.
Recommended for UK Property Investors
Model your next buy-to-let deal properly
This tool goes beyond a basic yield check. It calculates your full acquisition cost — including SDLT and fees — stress-tests your mortgage against rising rates, and shows cash-on-cash return so you know what your actual cash investment is earning. Built for UK landlords and completely free — just enter the numbers and let the model do the work.
What this calculator covers
- Total acquisition cost (incl. SDLT & fees)
- Gross and net yield
- Cash-on-cash return
- Mortgage stress test impact
- Monthly surplus or shortfall
- Deal rating vs target yield
Who it's for
- Landlords using mortgages
- Investors comparing multiple deals
- Buyers checking rent covers rising rates
- Anyone who wants structured analysis without spreadsheet risk
Why not just use Excel?
Spreadsheets are flexible — but one wrong formula can distort your entire analysis. This tool applies consistent UK SDLT rules, automates mortgage stress testing, and gives you a standardised deal rating every time — so you can compare properties properly without worrying about formula errors.
What is cash-on-cash return?
Cash-on-cash return measures the annual pre-tax cash flow you receive as a percentage of the total cash you invested — including your deposit, SDLT, solicitor fees and any refurbishment costs. It tells you how hard your actual money is working, which is especially useful when comparing leveraged deals where the mortgage covers part of the purchase price.
How do mortgage stress tests affect buy-to-let deals?
Lenders typically stress-test buy-to-let mortgages at 5.5–7% interest, regardless of the rate you actually pay. If the rental income doesn't cover the stressed payment by a comfortable margin (usually 125–145%), the lender may decline the loan. Running your own stress test here lets you spot problems before you apply and helps you set a realistic offer price.
Should refurbishment costs be included?
Yes — if you plan to spend money on the property before letting it, those costs should be added to your total investment figure. This gives you an accurate cash-on-cash return and avoids overstating the deal's performance. You can add refurb costs under “Additional Costs” in the form above.
Who built this tool?
This tool was built by a long-term UK property investor based in West Yorkshire. After years of analysing deals in spreadsheets and refining personal models, the idea was simple — create a cleaner, faster online version that anyone could use to evaluate a buy-to-let properly without wrestling with Excel formulas. It continues to evolve based on real-world deal analysis and feedback from other UK investors.
Just need SDLT? Use the Stamp Duty Calculator.
Recommended for UK Property Investors
Free UK Stamp Duty (SDLT) Calculator
Calculate your Stamp Duty Land Tax instantly for any property price in England and Northern Ireland. This free calculator covers main residences, first-time buyers and investors using current HMRC rates — no sign-up required.
What this calculator covers
- Current England & Northern Ireland SDLT bands
- Main residence (standard rates)
- First-time buyer relief
- Investor / additional property surcharge
- Instant results with full band breakdown
How is Stamp Duty calculated?
Stamp Duty is charged in tax bands, similar to income tax. You only pay each rate on the portion of the price that falls within that band — not on the entire purchase price. If you already own a property and are buying an additional one, a surcharge is added on top of each band. SDLT rates are set by the government and may change at future budgets.
Want full rental yield and stress testing? Try the Deal Calculator.
Recommended for UK Property Investors