UK property analysis,
done properly.
Property investment rewards those who know their numbers.
Arriving at accurate figures is rarely straightforward - tax treatment is nuanced, most tools oversimplify, and a single incorrect assumption compounds over every year you hold the asset.
At Simple Yield, we cover this for you, providing yield, cash flow, Section 24 tax, ownership structure comparison and rate sensitivity - correctly and accurately in one free calculator.
Analysis Summary
Limited CompanyMonthly cash flow (post-tax)
£303/mo
£3,636/year
Gross Yield
8.23%
Net Yield
6.13%
Personal vs Ltd Co · 40% taxpayer
Example: £175k property · 25% deposit · 4.75% interest only · £1,200/mo rent
One wrong assumption. Thousands of pounds.
In April 2020, the tax treatment of mortgage interest changed permanently for personal landlords. Under Section 24, interest can no longer be deducted directly from rental profit - instead, a flat 20% credit is applied, regardless of your marginal rate. For higher and additional-rate taxpayers, the difference can amount to thousands of pounds per property, per year, compounding quietly over the life of the investment. Most calculators still apply the pre-2020 rules. Simple Yield applies the current rules correctly.
Section 24
Tax modelled correctly
The 2020 interest restriction is applied exactly as HMRC intends - the 20% credit at the correct stage, not deducted from profit. Most tools still use the old method, and the error compounds every year you hold the property.
Ownership structure
Both structures, simultaneously
Personal and Ltd Co analysed side by side on the same property and mortgage. The cash flow difference shown in real pounds - not a vague recommendation. Make the decision with the actual numbers in front of you.
Rate sensitivity
Your downside, quantified
Cash flow modelled at base rate, +1%, and +2%. ICR checked against the 125% and 145% lender thresholds. Know exactly where your deal stops working before you commit.
The complete picture, in one place.
Seven calculations. One result. Everything you need to make a confident decision on a UK investment property — wherever in the UK it is.
Gross & net yield
Understand what the property actually returns after costs - not just the gross figure quoted in listings.
Section 24 tax
Correct marginal rate calculation with the 20% mortgage interest credit applied exactly as HMRC rules. No shortcuts.
Ltd Co corporation tax
Full mortgage interest deduction modelled inside the company. Small profits rate (19%) and main rate (25%) both supported.
UK land tax (SDLT / LBTT / LTT)
Auto-detected from the postcode: SDLT in England, LBTT in Scotland, LTT in Wales. Every band calculated automatically, including additional-dwelling surcharges and first-time buyer relief where they apply.
Interest coverage ratio
Stress-tested against the 125% and 145% lender thresholds. Know before you apply whether your deal meets the criteria.
10-year projection
Property value, equity, and cumulative cash flow projected over a decade. First 3 years free - full view with Pro.
Local rent benchmarks
Average rents for your postcode area from official ONS data - England, Scotland, Wales, and Northern Ireland all covered. Sense-check your rent assumption before you rely on it.
Simple membership options.
No account, no credit card, no trial period.
Basic
£0
No account required.
- ✓Free to use
- ✓Full analysis tool
- ✓Section 24 + Ltd Co comparison
- ✓UK land tax (SDLT / LBTT / LTT)
- ✓ICR against lender thresholds
- ✓3-year projection preview
- ✓Rate stress test (+1% / +2%)
- ✓Rent benchmarks - all four UK nations
SY Pro
£9.99/mo
For serious property investors.
- ·Everything in Basic
- ·Full 10-year projection table
- ·PDF deal summary export
- ·MyYield - save and compare your analyses
- ·Personal account
- ·Investor network & community access
Frequently asked questions.
Everything you need to know before you start.
Is Simple Yield really free?↓
Yes - the Basic plan is completely free. No account, no credit card, no trial period. Run as many analyses as you like. SY Pro is a paid membership launching soon, with additional features for investors who want to go further.
What is Section 24 and why does it matter?↓
Section 24 is a UK tax rule that changed how personal landlords are taxed on mortgage interest. Since April 2020, you can no longer deduct mortgage interest directly from rental profit. Instead, you receive a flat 20% tax credit on the interest paid. For basic-rate taxpayers the impact is limited. For higher and additional-rate taxpayers, it significantly increases the effective tax bill - and most calculators still don't model it correctly.
Should I buy in my personal name or a limited company?↓
It depends on your tax rate, how many properties you own, your long-term plans, and whether you intend to draw income or retain it in the company. Simple Yield calculates both structures side by side for your specific deal, so you can see the real cash flow difference rather than relying on a generalisation. Always take independent tax advice before making the decision.
I'm new to property investment - is this for me?↓
Yes. Simple Yield is designed to be useful whether you're analysing your first potential buy-to-let or your fifteenth. Each metric is clearly labelled. If you're just starting out, running a few scenarios through the tool before speaking to a mortgage broker or accountant is a practical first step.
How accurate are the calculations?↓
All calculations are based on current rules from HMRC, Revenue Scotland, and the Welsh Revenue Authority - including published SDLT, LBTT, and LTT rates - and standard lender ICR thresholds. The tool is updated when rules change. Outputs are estimates - individual circumstances vary and you should always verify the numbers with a qualified accountant before committing to an investment.
Is my data private?↓
Completely. All calculations run locally in your browser. No property details, financial inputs, or personal information are stored or transmitted anywhere. Simple Yield has no database of your analyses.
What will SY Pro include?↓
SY Pro will include the full 10-year projection table, PDF deal summary export, MyYield portfolio tracking, a personal account, and access to the Simple Yield investor community. Sign up on the plans page to be notified the moment it goes live.