Type in the price, the rent, your deposit and your mortgage, choose the nation the property is in, and in about ten minutes you can see gross yield, net yield, monthly cashflow and the purchase tax on the deal. This is a downloadable spreadsheet for Excel, not a web form. Google Sheets: import the .xlsx; most features work. Every rate it uses is listed with its source and the date it was checked.
It is a planning aid. It is not financial, tax or mortgage advice. Confirm your figures with a solicitor, a tax adviser and the cited source before you commit.
What the calculator works out
The Results dashboard brings the main numbers onto one screen:
- Gross yield: a year's rent as a percentage of the price.
- Net yield: the rent left after the running costs you enter.
- Monthly cashflow: before tax, and after an illustrative Section 24 tax estimate.
- Cash-on-cash: what the deal returns on the cash you put in.
- Break-even rent: the rent at which the property stops costing you money each month.
- Purchase tax: worked out from the 2026/27 rates for the nation you choose.
A cash-flow chart shows how the numbers move over time. Two worked examples, labelled EXAMPLE DATA, show the sheet with every input filled in.
Gross yield, net yield and cashflow
Gross yield is the quick filter: annual rent divided by price. Net yield takes off the running costs, such as insurance, repairs and agent fees, and gives a more honest picture. Cashflow goes further and includes your mortgage payments, so it shows what actually lands in your account each month.
Letting agent fees are left for you to type. No official source publishes a typical fee, so the sheet does not guess one for you.
For the full method, with the working shown step by step, read our guide on how to calculate buy-to-let rental yield.
Purchase tax for all four nations
Purchase tax is often the largest one-off cost after the deposit, and it works differently across the UK. The workbook looks up the 2026/27 rates for:
- England and Northern Ireland: Stamp Duty Land Tax, including the higher rates for additional dwellings.
- Scotland: Land and Buildings Transaction Tax plus the Additional Dwelling Supplement.
- Wales: Land Transaction Tax higher rates.
The rates were checked against these official pages on 11 November 2026. Budgets can change them, so confirm the cited source on the day you run your numbers, and ask a conveyancer about reliefs and unusual cases.
Stress the interest rate and voids
A deal that works at today's mortgage rate may not work if the rate rises or the property sits empty for longer than you expect. The Scenarios sheet lets you change the interest rate and the void rate you type, so you can see how much room the deal has before cashflow turns negative.
The tax estimate uses current 2026/27 law by default. Optional 2027/28 paths are clearly labelled: the rates in Finance Act 2026 are legislated but not yet in force, and the higher rates announced at Budget 2026 are announced, not yet law.
Own name or a limited company
An illustrative comparison sheet sets the same property side by side in your own name and in a limited company. It works out corporation tax and dividend tax from verified rates, and shows the difference once. It is not tax advice and it makes no recommendation. Transfer costs, Capital Gains Tax and Stamp Duty on moving a property into a company, and director salary and National Insurance, are not included. Where a calculation is less certain, the sheet labels it "Uncertain: check source".
What is in the download
- The Excel workbook, with the Results dashboard, cash-flow chart and Scenarios sheet.
- Google Sheets: import the .xlsx; most features work.
- A filled worked-example copy and a blank copy.
- A ten-minute quick start.
- A Sources tab listing every rate with its source and the date checked.
Who it is for, and who it is not for
It is for UK landlords and first-time buy-to-let buyers who want to test a deal properly before making an offer, and who like to see where each number comes from.
It is not a mortgage offer or a lender's affordability check. It is not tax advice, and it does not replace a solicitor, a conveyancer or an accountant. It does not keep records for Making Tax Digital. That is a separate job, covered by our MTD landlord record keeper, which is coming soon.
How it works, in three steps
- Type the deal. Fill in the gold input cells: price, rent, deposit, mortgage, nation and buyer type.
- Read the dashboard. Check gross yield, net yield, cashflow and purchase tax, then try a few scenarios.
- Check the sources. Open the Sources tab and confirm any rate that matters to your decision.
FAQ
How do I calculate my rental yield?
Divide the annual rent by the purchase price and multiply by 100 for gross yield. For net yield, take your annual running costs off the rent first. The calculator does both for you.
What is the difference between gross and net yield?
Gross yield uses the rent before any costs. Net yield takes off running costs such as insurance, repairs and agent fees, so it is lower and closer to what you actually keep.
What yield should I expect from a buy-to-let?
There is no official benchmark, and it depends on the area, the property and your borrowing. The useful test is whether the net figure and cashflow still work when you stress the interest rate and voids.
Does it cover Scotland and Wales purchase tax?
Yes. It covers Stamp Duty Land Tax for England and Northern Ireland, Land and Buildings Transaction Tax with the Additional Dwelling Supplement for Scotland, and Land Transaction Tax higher rates for Wales.
Does it work in Google Sheets?
Google Sheets: import the .xlsx; most features work.
Is this tax advice?
No. It is a planning aid that shows estimates and cites its sources. It is not financial, tax or mortgage advice, so confirm your position with a tax adviser.
Buy the calculator
The Buy-to-Let Yield Calculator is £17.99. Buy on Payhip
It is also part of the Landlord Starter Kit, with the tenant screening pack and the area comparison template. If you are still choosing where to buy, the area template helps you shortlist before you test a deal here.
Sold by Shane Stanford trading as Ashlar Ledger. Not financial, tax or legal advice. Figures checked against official sources on 11 November 2026. Back to home
Ashlar Ledger: figures you can build on.