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Buy to let · yield, cash flow and tax

Buy-to-let calculator: what will it really earn me after tax?

Enter a property's price, rent and mortgage. See the yield, the monthly mortgage, your cash flow, and the income tax on the rent, using the same tax rules as our landlord tax calculator.

The property

£
£
£a month
£a year
Stamp duty, legal fees, survey. Used for return on cash invested. What can I claim as a running cost?
£

The mortgage

Leave blank for a new purchase: we use the price less your deposit.
£
Needed to work out the interest.
% a year

Your tax

Salary or pension for the year, before tax. This decides which tax band the rent falls in.
£a year
Rental profit adds to what you repay, so it comes off your cash flow. Which plan am I on?

Not sure where to start?

Cash flow after tax

Enter the price and rent to see the result.

Gross yield–
Net yield–
Mortgage a month–
Interest, year one–
Capital you repay–
Tax on the rent–
Cash flow before tax–
Profit after tax, before capital–
Return on cash in–
DetailSee the full tax workingTax calculator →

How it's worked out

How this buy-to-let calculator works

  • Gross yield is a year's rent divided by the purchase price.
  • Net yield takes your running costs off the rent first, before any mortgage.
  • The mortgage is the price less your deposit. Interest only costs the loan times the rate. A repayment mortgage uses the standard monthly payment for your term, and the tax uses the interest in the first 12 payments.
  • Cash flow before tax is rent, less running costs, less your mortgage payments, including any capital you repay.
  • The tax is the extra income tax the rent adds to your bill, using our landlord tax calculator rules: mortgage interest gets a tax credit rather than a deduction, and the £1,000 property allowance is used if it beats your costs.
  • Student loan repayments caused by the rent (9%, or 6% for a postgraduate loan, of rental profit over your plan's threshold) come off your cash flow if you choose your plan. Rental profit of £2,000 or less is ignored.
  • Return on cash invested is your yearly cash flow after tax divided by your deposit plus buying costs.

It assumes the property is let all year at the same rent, that you own it as an individual in England or Northern Ireland, and it uses the first year's figures. It doesn't include capital gains tax, or changes in rate or rent. Use the landlord tax calculator for the full tax picture.

Common questions

What's the difference between gross and net yield?

Gross yield only compares the rent with the price. Net yield first takes off your running costs, so it's closer to what the property really earns.

Is my mortgage payment tax deductible?

Not in full. Individual landlords can't deduct mortgage interest from rental profit. They get a tax credit worth the basic rate of the interest instead. The capital part of a repayment mortgage isn't deductible at all. Section 24 explained covers this.

Does it include stamp duty?

You can enter stamp duty and other buying costs together in "Other buying costs". They don't change the yield, but they do change your return on the cash you put in.

Why does the tax depend on my other income?

Rental profit is added on top of your other income, so the same rent can be taxed at 20%, 40% or even 45% depending on what else you earn.

Estimates for individual landlords. General information, not tax or financial advice; see GOV.UK. Last reviewed October 2026.