Buy to Let Yield and ROI Calculator UK

Buy to Let Yield and ROI Calculator UK: work out the yield, cash flow and cash-on-cash return of a property before you buy it, and compare up to ten deals.

Type in the price, your deposit, your mortgage rate, the buying costs, the rent and the running costs. The spreadsheet shows total cash in, gross yield, net yield, monthly and annual cash flow and cash-on-cash return. A stress test shows the same deal with your mortgage rate up by 2% and by 3%.

WHAT IS INSIDE

• Instructions: five short steps and what each number means.
• Deal inputs: one column per deal, ten deals. Price, deposit %, interest-only or repayment mortgage, the rate you type from your own quote, the term, legal fees, survey, broker fees, refurbishment, furnishing, other buying costs, monthly rent, letting agent %, insurance, service charge and ground rent, repairs %, empty weeks a year and other running costs.
• Stamp Duty: worked out for you for England and Northern Ireland, including the 5% higher rate for an additional property. The bands were read on gov.uk on 8 November 2026 and the page they came from is on the SDLT rates sheet. Buying in Scotland or Wales? Pick "My own figure" and type the amount your solicitor gives you.
• Results: pick a deal and see total cash in, gross yield, net yield, monthly cash flow, annual cash flow, cash-on-cash return and rent cover, with the stress test at your rate plus 2% and plus 3%.
• Compare deals: up to ten properties side by side, then two ranked lists, one by net yield and one by monthly cash flow.
• Sensitivity grid: monthly cash flow for the deal you pick as the rent and the mortgage rate change. The steps are cells you can edit.
• Workings: every deal worked out in a column, so you can see how each figure is built.

HOW THE FIGURES ARE WORKED OUT

Gross yield is a full year of rent divided by the purchase price. Net yield is the rent you collect after empty weeks, less agent fees, repairs, insurance, service charge and other running costs, divided by the purchase price. Cash flow is that same figure less your mortgage payments. Cash-on-cash return is annual cash flow divided by total cash in. Rent cover is a full year of rent divided by a year of mortgage interest, shown as a plain ratio. Lenders have their own tests, and this sheet does not say whether you would pass one.

You type only in the pale yellow cells. Everything else is a formula and is locked, with no password.

EXAMPLE DATA

Three made-up deals are filled in so you can see it working. All figures are invented. A blank copy comes in the same download.

WHAT YOU GET

Two .xlsx files, available to download straight after purchase: the example version and a blank copy. They open in Excel 2016 or later and in Google Sheets (File, then Import, upload the file and pick Replace spreadsheet). No macros.

WHAT IT DOES NOT DO

It does not give mortgage advice and does not suggest a rate. It does not work out income tax on the rent; the free landlord tax calculator on highstreetstack.com/tools/landlord-tax-calculator does that. Stamp Duty is automatic for England and Northern Ireland only. Reliefs, company purchases and the non-resident surcharge need your own figure. It does not predict rents, house prices or interest rates.

These are planning figures from the numbers you type. They are not mortgage, investment or tax advice. Check every figure with your lender, solicitor and accountant before you buy.