Tools & Calculators6 min readLast reviewed 4 July 2026
Buy-to-Let Yield Calculator for England
Calculate gross yield, net yield, monthly cashflow, and ROI for a UK buy-to-let property. Model purchase costs, mortgage, and running expenses in one place.
Calculate your BTL yield
Enter your purchase costs, mortgage terms, expected rent, and monthly running costs. Results update instantly.
Buy-to-let yield calculator
Model gross yield, net yield, monthly cashflow, and ROI for a UK buy-to-let purchase. Assumes interest-only mortgage.
Purchase costs
Loan details
Rental income
Monthly costs
Investment analysis
Total cash invested
£59,500
Loan amount
£150,000
Monthly mortgage
£625
Total monthly costs
£800
Monthly cashflow
£200
Gross yield
6.00%
Net yield
1.20%
Return on investment
4.03%
Calculator by
Key takeaways
Gross yield = annual rent ÷ purchase price. It ignores mortgage and running costs.
Net yield accounts for mortgage interest, management fees, service charge, ground rent, and maintenance.
ROI (cash-on-cash return) = annual cashflow ÷ total cash invested — the metric most relevant if you are financing the purchase.
A property can show a healthy gross yield but negative monthly cashflow if mortgage costs are high.
Interest-only BTL mortgages are common for landlords; this calculator assumes interest-only repayments.
Letting agents can use yield modelling to advise landlord clients on portfolio acquisitions.
Why model BTL yield before you buy
Buy-to-let investors and letting agents advising landlord clients need more than a headline gross yield. Mortgage cost, stamp duty, refurbishment, and monthly running costs determine whether a property actually cashflows — and whether the return justifies the cash tied up in the deposit.
Gross yield — quick comparison metric across listings
Net yield — income after costs, relative to property price
Monthly cashflow — what hits your bank account each month
ROI — return on the cash you actually invested
Typical yield benchmarks in England
Region type
Typical gross yield
Notes
Northern cities (e.g. Manchester, Leeds)
6–8%
Higher yield, variable growth
Midlands & Wales border
5–7%
Balanced yield and demand
London & South East
3–5%
Lower yield, capital growth focus
HMO (room-by-room)
8–12%+
Higher management overhead
After you have the numbers
✓Stress-test at +1% and +2% interest rate scenarios
✓Include a realistic void allowance (4–6 weeks' rent per year)
✓Compare ROI against other uses of the deposit cash
✓If managing for a landlord client, track actual vs projected costs in Zenancy
Frequently asked questions
What is a good gross yield for buy-to-let in England?+
Gross yields of 5–8% are typical in many English regions outside London. Higher yields often come with higher void risk or lower capital growth. London and the South East frequently sit below 5% gross.
What is the difference between gross and net yield?+
Gross yield is annual rent divided by purchase price. Net yield subtracts running costs and mortgage interest from rent before dividing by purchase price. Net yield is a better indicator of actual income performance.
Does this calculator include Section 24 mortgage interest restrictions?+
No — it models cashflow using the full mortgage interest payment. For tax purposes, individual landlords can only claim a 20% tax credit on finance costs. See our Section 24 guide.
Should I use interest-only or repayment mortgage figures?+
Most BTL investors model on interest-only for cashflow analysis because repayment mortgages include capital repayment that is not an expense for yield purposes. Adjust if you use a repayment product.
What costs should I include in monthly running costs?+
Include agent management fees, service charges, ground rent, insurance, maintenance provision, and void allowance. See our allowable expenses guide for what is tax-deductible.
