Ultimate UK Property Deal Analyser

Type in the price, rent and mortgage for up to 10 properties and see what each one really costs to buy, what it earns every month before and after tax, whether it passes a lender's stress test, and whether it meets your own targets. Then every deal is ranked side by side.

Made for UK landlords and property investors comparing buy to let, HMO, BRRR and holiday let deals in England or Northern Ireland. The example file has five fictional deals filled in, and the blank copy is ready for your own.

▶ Easy Start Here guide included – video tutorial coming to our YouTube channel

Works in Microsoft Excel and Google Sheets, with no macros.

What it does for you

• Stamp Duty (SDLT) for England and Northern Ireland: the rates from 1 April 2025 (unchanged for 2026/27), the 5% higher rates for additional properties and companies, first-time buyer relief and the 2% non-UK resident surcharge. The rates sit on Settings so you can edit them if they change
• Stamp Duty calculator: a band-by-band breakdown for any price, checked against three worked examples published on gov.uk
• Deal analyser: up to 10 properties side by side. Buying costs, refurb and contingency, mortgage (interest only or repayment), rent, voids, management, maintenance, insurance, service charge, certificates and bills
• Results: total cash needed, monthly and annual cashflow, gross and net yield, cash-on-cash return, break-even rent and break-even interest rate
• After-tax estimate for each deal: individuals at basic, higher or additional rate with the 20% finance cost credit (Section 24), the 22/42/47% property income rates from 6 April 2027, or a company at 19% or 25% Corporation Tax
• Lender stress test: your ICR at the stress rate, pass or fail, and the biggest loan your rent supports
• BRRR refinance: end value after works, new mortgage, cash released, money left in the deal and the return after refinancing
• Input check for every deal: a missing or text price, text in a number cell, a duplicate name or a choice not in the list is flagged instead of breaking the results
• Dashboard: every deal ranked by cashflow with a verdict against your targets, a "What needs your attention" list, a cash breakdown and 4 charts
• Sensitivity: a grid of monthly cashflow as the rent and the interest rate change, plus the stress test at a glance
• Refurb budget: list the works for each deal and the total feeds straight into the analyser

How it works (3 steps)

1. Set your rules on Settings: Stamp Duty rates, default mortgage, voids and fees, tax position and targets (about 3 minutes)
2. Add your deals on Deals: one column per property, leave a cream cell blank to use your default
3. Compare and decide on the Dashboard, then test rent and rate changes on Sensitivity

What's included

• UK-Property-Deal-Analyser.xlsx: filled with 5 fictional example deals so you can see how it works
• UK-Property-Deal-Analyser-BLANK.xlsx: an empty copy, ready for your own deals
• Works in Google Sheets: upload the .xlsx to Google Drive, right-click > Open with > Google Sheets, then File > Save as Google Sheets (tested: formulas and charts kept)
• Start-here.pdf: one-page quick-start guide, including how to open it in Google Sheets

Compatibility

• Microsoft Excel 2010 or newer (Windows & Mac) and Microsoft 365
• Google Sheets (free Google account). Set File > Settings > Locale to United Kingdom for £ and UK dates
• Not designed for Apple Numbers or mobile-only editing. A computer is recommended
• No macros, add-ons or subscriptions

Instant download

This is a digital product. Nothing physical will be shipped. Your download link appears straight after checkout and is also emailed to you. Stuck or have a question? Email info@phkmedia.co.uk and I'll gladly help you set it up.

Good to know

• Cream (pale yellow) cells are for your input. White and grey cells are worked out for you, and the sheets are protected (no password) so formulas are not overwritten by mistake
• A Health check on the Start Here tab and a Check/Status column on every log flag missing or odd entries
• Stamp Duty follows gov.uk "Stamp Duty Land Tax: residential property rates" and "buying an additional residential property" (checked 02/11/2026): 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. First-time buyers pay 0% up to £300,000 and 5% to £500,000. If you will own more than one home, or buy as a company, you usually pay 5% more on every band (properties from £40,000). Non-UK residents pay 2% more
• The after-tax figure is an estimate for each property on its own. It ignores your personal allowance, other income, losses and marginal relief, and tax on taking money out of a company. Repayment mortgages use the first year's interest. Sources: gov.uk "Restricting finance cost relief for individual landlords", gov.uk "Corporation Tax rates" and Finance Act 2026
• Not covered: Scotland (LBTT) and Wales (LTT), linked transactions, shared ownership, leases, 6 or more homes in one purchase, mixed-use property, reliefs, and the 17% rate some companies pay on homes over £500,000. Check with HMRC's SDLT calculator or your solicitor
• Lenders set their own stress rates and ICRs (often 125% for basic-rate taxpayers and companies, 145% for higher-rate). Use your broker's figures
• FAQ: Does it work on a phone? You can view it in the Google Sheets app, but entering deals is easiest on a computer

DISCLAIMER

This analyser is a planning aid, not financial, tax, legal or mortgage advice. Rents, costs and rates are your own estimates: check them with an agent, broker, solicitor or accountant before you buy. All names and figures in the example file are fictional.

Licence: Licensed for use within one business. Please do not resell, share or redistribute the files.

AI disclosure: This template and its listing images were designed by PHK MEDIA LTD with the help of AI tools. All formulas were tested and the files were reviewed and finalised by the seller.

© PHK MEDIA LTD

Licence: Licensed for use within one business or household. You may edit and print the files for that business. You may not resell, share or upload them for others.