Tools
30 calculators. One question each.
One tool that tries to answer everything answers nothing you can act on. These do the opposite: each takes a single question, itemises every cost that goes into it, and lets you overwrite all of them with what you have actually been quoted. They are grouped the way the business is, because the question you have usually belongs to one part of it.
12 calculators
Before you commit to anything.
What it costs to buy, what a lender will lend against it, what it earns once every running cost is in, and what the deal looks like on the way out. Twelve calculators, one question each.
Stamp duty
What is the purchase tax on this, wherever in the UK it is?
Open →Cash to complete
What has to be in the account on the day?
Open →What you can borrow
What will a lender actually lend me?
Open →Buy to let lending
What will a buy to let lender lend against this rent?
Open →Rental yield
What does a single let actually keep?
Open →Room by room
Is it worth letting this by the room?
Open →Short let
Does a short let beat a tenancy here?
Open →Buy, refurbish, refinance
How much of my money stays stuck in this deal?
Open →Flip appraisal
What is the profit on refurbishing this and selling it?
Open →Buying at auction
What does the hammer price really cost me?
Open →Commercial investment
What does this commercial building actually yield?
Open →Land value
What is this site worth to somebody who will build on it?
Open →5 calculators
What the money actually costs.
Bridging, development finance, a remortgage, commercial lending and a structured purchase, each priced the way the lender prices it rather than the way the headline rate suggests.
Bridging loan
What actually reaches my account, and what does it cost to repay?
Open →Development finance
What does the facility cost across the build?
Open →Remortgage
What does a new rate save against doing nothing?
Open →Commercial mortgage
What will a commercial lender advance against this?
Open →Structured purchase
What does buying on a fixed price and a down payment cost me?
Open →7 calculators
What the work costs, before anybody quotes for it.
A refurbishment measured line by line, an extension against what it has to be worth, a conversion against what the building becomes, and the VAT rate that decides a fifth of all of it.
Refurb, extend or convert
What will this actually cost, space by space?
Open →Extension or loft
Does this extension pay for itself?
Open →New build cost
What does building it from nothing cost?
Open →Change of use
What does changing its use cost, and what does it become worth?
Open →HMO conversion
What does turning this into an HMO cost, and what does it return?
Open →EPC and MEES
What does reaching EPC C cost me before 2030?
Open →VAT on works
Which VAT rate applies, and what does the wrong one cost?
Open →6 calculators
What is left at the end.
Every route out priced side by side, net of the agent, the lender and the taxman, plus the two questions that come before it: whether to sell at all, and whether to hold it personally.
Sale proceeds
What is left in my hand on each way of selling?
Open →Capital gains tax
What does the taxman take out of the gain?
Open →Personal or company
Am I better off holding this personally or in a company?
Open →Lease extension
What does extending the lease cost, and what does it add?
Open →Hold or sell
Should I keep this or sell it?
Open →Letting commercially
What does letting this commercially actually return?
Open →Every one of these is an estimate and none of it is advice. Mortgages, bridging and development finance are arranged through regulated brokers and lenders. Purchase tax covers England, Northern Ireland, Scotland and Wales, each under its own regime; anything else to do with tax belongs with your accountant, and the figures here are a starting point for that conversation rather than a substitute for it. Nothing you type is sent anywhere: the arithmetic runs in your browser and stays there.