DEAL ANALYSER
The buy-to-let calculator we actually use
Most yield calculators stop at rent over price. This one carries stamp duty with the additional-dwelling surcharge, the mortgage payment on either basis, and the return on the cash you actually put in.
England & NI rates including the 5% additional-dwelling surcharge. Figures are an estimate, not tax advice.
What sits behind each figure
Stamp duty, done properly
England and Northern Ireland bands, with the 5% additional-dwelling surcharge applied to every band once the price passes £40,000. If a Budget moves the surcharge, it is a single control, not a rebuild.
Cashflow, not just yield
Gross yield flatters a deal because it ignores the mortgage. The analyser subtracts the monthly payment, on interest-only or repayment, so you see what actually lands.
Return on the cash you commit
Cash-on-cash divides annual cashflow by the money that genuinely leaves your account: deposit, stamp duty and fees. It is the figure that decides whether a deal is worth doing.