MTD-ready spreadsheet
Rental Property ROI & Yield Calculator
Work out whether a buy-to-let actually pays before you commit.
Secure checkout by Paddle · instant download · VAT handled for you · 14-day money-back guarantee
Enter the purchase price, deposit, rent and running costs. You get gross and net yield, monthly cash flow, cash-on-cash return, and the total cash needed to complete.
- Section 24 mortgage-interest treatment built in — the thing most calculators ignore
- Interest-rate stress test — see what happens when your rate rises
- Full cost picture: voids, management, insurance, maintenance, service charges
- Compare a deal against your own required return
- Works in Excel, Google Sheets and Numbers
Made by Fableworks HQ. Designed and built by us using spreadsheet tools with AI assistance, and every calculation is human-checked and unit-tested.
Secure checkout by Paddle · instant download · VAT handled for you · 14-day money-back guarantee
A look inside — worked example
| Deal figures | Result |
|---|---|
| Purchase price | £180,000 |
| Monthly rent | £1,050 |
| Gross yield | 7.0% |
| Net yield (after costs) | 5.2% |
| Monthly cash flow | +£164 |
| Cash-on-cash return | 3.9% |
Illustrative buy-to-let example with Section 24 and a rate stress test applied. Change any input and every figure recalculates.
Why buy this when AI is free?
Ask a chatbot to appraise a buy-to-let and you get a confident paragraph you cannot audit. This gives you the arithmetic instead, laid out line by line: gross and net yield, monthly cash flow, cash-on-cash return, the true cash needed to complete — and the Section 24 mortgage-interest treatment that most free calculators quietly skip. Every formula is visible, so you can disagree with one and change it.
It matters more than it used to. Landlords whose qualifying income was over £50,000 have had to keep digital records of property income and expenses since 6 April 2026, with £30,000 following in April 2027 and £20,000 in April 2028. Working a deal out in a chat window leaves you nothing to keep; working it out in a spreadsheet leaves you a file.
Why a spreadsheet, specifically
HMRC does not make you buy accounting software. GOV.UK is explicit that records kept in a spreadsheet are fine, and that a second, small piece of software does the sending: “if you use spreadsheets to record income and expenses, bridging software can connect to them and make your submissions to HMRC”.
Source: GOV.UK — Choose the right software for Making Tax Digital for Income Tax. We keep a free, re-checked list of every recognised bridging product, including the 17 with a free version.
And you do not have to take our word for the arithmetic. The tax logic behind our free calculators is covered by 81 unit tests that run before anything ships — the 2026/27 bands, Class 4 National Insurance, Payments on Account and Section 24. Check our maths for free first, then decide whether the £9 version is worth it to you.
Straight answer on the limits: this is a deal-appraisal and planning tool, not HMRC-recognised software, and it does not submit anything to HMRC on your behalf. If you need to send quarterly updates, our free list of recognised software shows which products do that, and which are free.
Questions before you buy
What exactly do I get, and how?
One spreadsheet file, downloaded the instant your payment clears (Paddle also emails you a secure link). It opens in Excel, Google Sheets and Numbers. No account, no subscription and nothing to install.
Can I edit it, or is it locked?
Nothing is locked or password-protected. Every formula is visible and editable — change the rent, rate or costs, add rows, model your own deals. It's yours to keep.
Does it handle the Section 24 mortgage-interest rules?
Yes. Mortgage interest is treated as a basic-rate tax reducer, not a deduction, which is the change most simple yield calculators miss. There's also a stress test so you can see what a rate rise does to your cash flow.
Is this tax or investment advice?
No. It's an estimate and planning tool, not tax, investment or financial advice. Always confirm your own position with GOV.UK or your accountant.
What if it's not right for me?
There's a 14-day money-back guarantee. If it isn't useful, email us within 14 days for a full refund.
Secure checkout by Paddle · instant download · VAT handled for you · 14-day money-back guarantee