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🎯 Investment Strategy
Standard rental property
📍 Property Postcode
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🏠 Property
🏛️ Stamp Duty (Auto)
£10,100SDLT + £2,500 legal/survey = £12,600 purchase costs
🏦 Mortgage
⚙️ Running Costs
🧠 Smart Settings
Gross Yield
6.3%
Rent / price
Net Yield
0.5%
After all costs
Monthly CF
£75
Net income/mo
Cash-on-Cash
1.2%
Return on cash
🧠 Smart Insights
Net yield of 0.5% is very low. Running costs are eating 92% of rental income.
Thin cash flow of £75/mo leaves little buffer. A single repair bill could push you into the red.
As a higher-rate taxpayer, a limited company could increase your after-tax income by ~£1,674/yr due to full mortgage interest deductibility.
Refurb creates £25,000 of instant equity (12.8% uplift). BRRR refinance could return £30,000 of your capital.
At +2% mortgage rate, cash flow turns negative (-£150/mo). Stress-test this deal before committing.
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📍 vs Nottingham Market
Your Gross Yield
▼ 0.5% below market avg
Your Net Yield
▼ 3.9% below market avg
Annual Expenses
Mortgage
£7,425
Management
£1,140
Maintenance
£1,140
Insurance
£360
Voids
£438
Profit & Loss
Investment Summary
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PropertyVault offers guaranteed rent on properties across the Midlands. If the numbers above look good, we may be interested in leasing the property directly.
Frequently Asked Questions
What is a property deal analyser?
A deal analyser evaluates a potential property investment from multiple perspectives — gross yield, net yield, monthly cash flow, and cash-on-cash return. This gives you a complete picture of whether a deal is worth pursuing.
What is a good rental yield in the UK?
A gross yield of 6-8% is considered good for most UK buy-to-let investments. Net yield of 4-5%+ and positive monthly cash flow are better indicators. Always analyse all metrics together.
What is cash-on-cash return?
Cash-on-cash return measures the annual pre-tax cash flow as a percentage of the total cash you invested. A cash-on-cash return of 10%+ is considered strong for UK property.
How does Section 24 affect my returns?
Section 24 restricts mortgage interest deductions for individual landlords. Higher-rate taxpayers only get a 20% tax credit on mortgage interest, not full deduction. This can significantly reduce post-tax income and is why many investors use limited companies.
Disclaimer: PropertyVault UK is not authorised or regulated by the Financial Conduct Authority (FCA). The content on this page does not constitute financial advice, investment advice, or mortgage advice. Always consult an FCA-regulated independent financial advisor or mortgage broker before making financial decisions. Your property may be repossessed if you do not keep up repayments on a mortgage.
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How to Analyse a Property Deal Properly
Most amateur investors make a decision based on asking price alone. Professional investors build a full deal model — purchase costs, refurb, finance, running costs, rental income, void assumptions, and exit strategy — before they even view the property. This calculator helps you build that model.
The key metrics to focus on: net yield (annual profit ÷ total invested), monthly cash flow (rent minus all costs including mortgage), and ROI which factors in capital appreciation alongside income.
What Is a Good Deal?
For a standard buy-to-let, most experienced investors require a minimum 6% net yield and positive monthly cash flow after all costs. Below this, the risk-adjusted return rarely justifies tying up capital. In the Midlands and North, deals with 8-12% net yield and £200-500/month positive cash flow exist — these are the benchmarks worth targeting.
Don't Forget Acquisition Costs
Total investment includes: deposit, stamp duty (5% surcharge on additional properties), legal fees (£1,000-£2,500), survey (£300-£700), mortgage arrangement fee, refurbishment, and initial furnishing. Missing any of these inflates your apparent ROI — this calculator captures all of them.
Model Void Periods Realistically
Assuming 100% occupancy is the most common mistake in property analysis. A 5% void allowance (about 2.5 weeks/year) is conservative and realistic for well-located properties. HMOs and short-lets can have higher voids. Baking in realistic voids shows what the deal actually returns in the real world.