Free tool · Simple Yield analyser
UK property analysis,
done properly.
Know what a deal really pays before you make an offer: tax in all four UK nations, Section 24, limited company vs personal after dividend tax, and the mortgage rate that breaks it. Free, no account, and every figure shows its working.
Analysis Summary
Limited CompanyMonthly cash flow (post-tax)
£227/mo
£2,720/year
4.9% a year on the £55,500 you put in
Gross yield
8.23%
Net yield
5.82%
Personal vs Ltd Co · 40% taxpayer
Live figures: £175,000 · 25% deposit · 5.2% interest only · £1,200/mo rent
- Ways to own the same deal, modelled after tax: personally, or through a company that keeps or pays out its profit
3
Ways to own the same deal, modelled after tax: personally, or through a company that keeps or pays out its profit
- areas with official ONS rent benchmarks
335
areas with official ONS rent benchmarks
- automated tests checking the maths
100+
automated tests checking the maths
- to use. No account, ever
£0
to use. No account, ever
The official sources behind every figure
The numbers that change the decision
You're buying a tax position, not just a property.
Two identical houses can leave you with very different money, depending on how you own them, what tax band you're in, and where the mortgage rate goes. A yield figure tells you none of that. Here's one ordinary £175,000 deal:
See the full working →- What Section 24 costs a 40% taxpayer who owns it personally
£1,365/yr
What Section 24 costs a 40% taxpayer who owns it personally
- Dividend tax to take the company's profit out, which retained-profit comparisons leave out
£794/yr
Dividend tax to take the company's profit out, which retained-profit comparisons leave out
- The mortgage rate where this deal stops paying for itself
7.8%
The mortgage rate where this deal stops paying for itself
One analysis, four questions answered
Everything that decides whether a deal works.
A yield is only the start. Simple Yield follows the money all the way to your pocket, then tests what happens when things go wrong.
Tax
What do I actually keep?
- ✓Section 24 applied as legislated, including the credit cap
- ✓Limited company vs personal, side by side
- ✓Dividend tax when you draw profit out of a company
Land tax
What does it cost to buy?
- ✓SDLT, LBTT or LTT, detected from the postcode
- ✓Additional-property and non-resident surcharges
- ✓First-time buyer relief where it applies
Risk
What breaks it?
- ✓Stress test at +1% and +2% mortgage rates
- ✓The exact break-even interest rate
- ✓Interest cover against lenders' 125% and 145% tests
The long view
Where is it going?
- ✓Year-by-year projection of rent, value and equity
- ✓Official rent benchmarks for 335 areas
- ✓Save, compare, share and print any deal
How it works
From listing to decision in five minutes.
No sign-up and nothing to install. Your inputs stay in your browser, and every formula behind the results is published.
Start with your deal →- 01
Enter the deal
Price, rent and mortgage. The postcode picks the right land tax and pulls the local rent benchmark.
- 02
See the true tax
Section 24 for personal ownership, corporation tax and dividends for a company, compared side by side.
- 03
Stress it
Watch cash flow at +1% and +2% rates, and see the exact rate where the deal stops working.
- 04
Compare options
Save deals in your browser and put any two head to head, metric by metric.
- 05
Share or print
Send a private link that carries the whole analysis, or print a clean report.
The checklist
Hold any calculator to this. Including ours.
We reviewed the leading paid UK deal-analysis tools in September 2026, using the features and prices on their own websites. If a tool can't tick most of these, its numbers are probably flattering you.
| What to look for | Simple Yield | Typical paid analyser£12 to £14 a month |
|---|---|---|
| Correct land tax in Scotland and Wales, not just England | YES | NO |
| Limited company figures after dividend tax | YES | NO |
| Section 24 with the statutory credit cap | YES | VARIES |
| Break-even rate and stress test on every deal | YES | SOME |
| Published methodology you can check | YES | NO |
| Free, with no account needed | YES | NO |
Worked examples
Real numbers, not testimonials.
We don't publish reviews we can't verify. Instead, here are three illustrative deals, calculated live by the same engine you'll use. Not every one clears the bar, and that's the point.
England buy-to-let
£175,000 · £1,200/mo
Limited company, profit retained
- Monthly cash flow
- £227/mo
- Net yield
- 5.82%
- SDLT
- £9,750
- Cash needed
- £55,500
- Break-even rate
- 7.8%
Scotland buy-to-let
£160,000 · £1,050/mo
Personal, basic-rate taxpayer
- Monthly cash flow
- £192/mo
- Net yield
- 5.55%
- LBTT
- £13,100
- Cash needed
- £55,100
- Break-even rate
- 7.4%
Wales buy-to-let
£200,000 · £1,100/mo
Limited company, drawing dividends
- Monthly cash flow
- £67/mo
- Net yield
- 4.65%
- LTT
- £10,700
- Cash needed
- £62,700
- Break-even rate
- 6.2%
Plans
Free for good. Pro when you want more.
Basic
£0
No account required.
- ✓Full deal analyser
- ✓Section 24 and limited company comparison
- ✓Dividend tax on company profits
- ✓SDLT, LBTT and LTT with all surcharges
- ✓Stress test and break-even rate
- ✓3-year projection preview
- ✓Rent benchmarks for all four UK nations
- ✓Save, compare, share and print deals
SY Pro
£9.99/mo
For investors building a portfolio.
- ·Everything in Basic
- ·The full 10-year projection
- ·An account that keeps your deals across devices
- ·Portfolio tracking
- ·Investor community access
Is Simple Yield really free?+
Yes. The analyser, deal comparison, saved deals and print reports are free, with no account, credit card or trial period. SY Pro is a paid membership we plan to launch, with extras for investors who want to go further.
What is Section 24 and why does it matter?+
Since April 2020, landlords who own property personally can't deduct mortgage interest from rental profit. They get a 20% tax credit on the interest instead, capped at 20% of their property profits. For higher and additional-rate taxpayers that costs thousands over the life of a property, so a calculator that ignores it overstates your cash flow.
Should I buy in my own name or through a limited company?+
It depends on your tax band, whether you'll draw the income or reinvest it, and your plans for the property. Simple Yield compares both on your deal, including the dividend tax you'd pay to take profit out of a company. Take independent tax advice before deciding.
Does it work for Scotland, Wales and Northern Ireland?+
Yes. The postcode sets the right land tax automatically: SDLT in England and Northern Ireland, LBTT in Scotland and LTT in Wales, each with its own surcharges and reliefs. Rent benchmarks cover all four nations.
Can I use it if I live outside the UK?+
Yes. Switch on expat mode (Buying from overseas) to add the 2% non-resident stamp duty surcharge where it applies, apply typical expat mortgage terms, and see your cash needed and returns in Australian dollars.
How accurate are the calculations?+
The rates come from GOV.UK, Revenue Scotland and the Welsh Revenue Authority, and every formula is published on our methodology page and covered by automated tests. Outputs are still estimates built on your inputs, so check them with a qualified accountant before committing.
Is my data private?+
Yes. Calculations run in your browser and your property details are never sent to us. Saved deals stay on your device. We only receive information you choose to submit through a form, such as registering interest or joining the Pro waitlist.
Run the numbers before you make an offer.
Five minutes, no account, and a result you can check line by line.