Property Analysis

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Property Details

Purchase Price

+ Additional Acquisition Costs

Legal fees, survey, refurbishment, and other upfront costs.

Location

Enter a postcode (e.g. M1 2JN) or city name for location context.

Mortgage

Rate, term & repayment type

Deposit - 25% · £43,750

5%100%

Loan amount: £131,250 · LTV: 75%

Mortgage Type

Interest OnlyRepayment

Interest Only: lower monthly payments, no capital repayment. Most common for BTL investors.

Interest Rate

Annual rate, e.g. 5.2%

Term

yrs

Years, default 25

Rental Income

Expected income and occupancy assumptions

Bedrooms

Used to look up typical rents for this area.

Expected Monthly Rent

Enter a postcode in Property Details to see a local rent benchmark.

Void Rate - 8%

0%30%

The property sits empty 8% of the year ≈ 29 days/year. Industry standard is 8%.

Running Costs

Annual fixed costs, then percentage-based costs

Service Charge

Annual £

Ground Rent

Annual £

Buildings Insurance

Annual £

Maintenance Reserve - 10%

0%25%

% of gross annual rent held back for repairs and maintenance. 10% is standard.

Management Fee - 10%

0%20%

Letting agent fee as % of gross rent. Typically 8–12% for full management.

Ownership & Tax

Determines which tax model is applied to your analysis

Section 24 modelled correctly

Ownership Structure

PersonalLimited Company

Corporation Tax Rate

Full mortgage interest deduction applies - the company deducts interest as a business expense before calculating tax. Small profits rate (19%) applies below £50k profit. Main rate (25%) applies above £250k.

Profit Strategy

Retain in companyDraw as dividends

Profit stays in the company - no further personal tax now, but you can't spend it personally until you extract it.

Stamp Duty (SDLT)

Auto-calculated - adjust if your situation differs from the defaults

England & N. Ireland

SDLT Due

£9,750

Effective rate

5.57%

Band Breakdown

£0 – £125,0005%£6,250

£125,000 – £175,0007%£3,500

Total£9,750

Standard banded rates + 5% additional dwelling surcharge applied. First-time buyer relief is unavailable to companies.

SDLT rates in force since 1 April 2025 · source: GOV.UK. Rates change at fiscal events — verify before you buy.

Long-term Assumptions

Drives the 10-year projection table below

Capital Appreciation - 3% p.a.

0%10%

Annual property value growth. UK long-run average is ~3–4%. Be conservative.

Rent Inflation - 3% p.a.

0%10%

Annual rent growth assumption. CPI-linked or market-driven - typically 2–4% in the UK.

Analysis Summary

Ltd Co · retaining profit

Monthly cash flow (post-tax)

£227/mo

£2,720/year

Gross Yield

8.23%

Net Yield

5.82%

Return on Cash Invested

4.90%

on £55,500 total cash in

Cash Flow Breakdown

Gross annual rent£14,400

Less: voids (8%)−£1,152

Effective annual rent£13,248

Less: Mortgage payment−£6,825

Less: Operating costs−£3,065

Less: Corporation tax−£638

Annual cash flow£2,720

Corporation Tax Detail

Effective rent received£13,248

Less: Operating costs−£3,065

Less: Mortgage interest−£6,825

Taxable profit£3,358

Corporation tax (19%)−£638

Full mortgage interest deduction applies inside the company. Profit shown is retained in the company — switch Profit Strategy to “Draw as dividends” to see what reaches your pocket.

Cash Required to Buy

Deposit (25%)£43,750

SDLT£9,750

Legal fees, refurb & other costs£2,000

Total cash required£55,500

Interest Coverage Ratio

ICR194%

✓ 125% basic rate✓ 145% higher rate

ICR = effective rent ÷ mortgage interest. Lenders typically require 125% (basic rate borrowers) or 145% (higher rate / Ltd Co).

Personal vs Ltd Co

Same property, same mortgage - different ownership structure. Annual post-tax cash flow comparison.

Personal (40% taxpayer, Section 24)£650/yr

Limited Company (19% corp tax)£2,720/yr

Ltd Co advantage£2,070/yr

The Ltd Co figure is profit retained in the company. Extracting it as dividends or salary triggers further personal tax, so the real-world advantage is smaller if you draw the income — switch Profit Strategy to “Draw as dividends” to model it.

Not financial, tax, or investment advice. Simple Yield is an analytical tool. Figures are estimates based on your inputs and may not reflect actual returns. Tax rules change - verify calculations with a qualified accountant or tax adviser before making investment decisions.

Rate Stress Test

Base rate: 5.2% - interest only

Base rate5.2% rate

Monthly cash flow

£227/mo

Mortgage: £569/moICR: 194% ✓

+1%6.2% rate

Monthly cash flow

£138/mo-£89 vs base

Mortgage: £678/moICR: 163% ✓

+2%7.2% rate

Monthly cash flow

£49/mo-£177 vs base

Mortgage: £788/moICR: 140% ~

Break-even rate

Cash flow turns negative above this rate — 2.6% of headroom above your base rate.

7.8%

ICR thresholds: ✓ ≥145% (higher rate / Ltd Co lenders) · ~ ≥125% (basic rate lenders) · ✗ below lender minimum. All other inputs held constant.

10-Year Projection

Rent ↑ 3% p.a. · Capital growth 3% p.a. · Ltd Co ownership

Yr 3 equity: £59,977Yr 3 cash flow: £8,932Cash flow positive from Year 1

Year	Property Value	Mortgage Balance	Equity	Monthly Rent	Annual Cash Flow	Cumulative
Yr 1	£180,250	£131,250	£49,000	£1,200/mo	£2,720	£2,720
Yr 2	£185,658	£131,250	£54,408	£1,236/mo	£2,975	£5,695
Yr 3	£191,227	£131,250	£59,977	£1,273/mo	£3,237	£8,932
Yr 4	£196,964	£131,250	£65,714	£1,311/mo	£3,508	£12,440
Yr 5	£202,873	£131,250	£71,623	£1,351/mo	£3,786	£16,226
Yr 6	£208,959	£131,250	£77,709	£1,391/mo	£4,073	£20,298
Yr 7	£215,228	£131,250	£83,978	£1,433/mo	£4,368	£24,666
Yr 8	£221,685	£131,250	£90,435	£1,476/mo	£4,672	£29,338
Yr 9	£228,335	£131,250	£97,085	£1,520/mo	£4,985	£34,324
Yr 10	£235,185	£131,250	£103,935	£1,566/mo	£5,308	£39,632

Years 4-10 - Pro

The full 10-year view, PDF export, portfolio tracking, and investor network are coming with Pro.

See what's coming →

Assumes constant mortgage rate, void rate, and cost structure. Fixed costs (insurance, service charge, ground rent) do not inflate in this model. Tax calculated annually against that year's inflated income. Interest-only: mortgage balance remains constant throughout.