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BTL Monthly Cash Flow Calculator
Calculate exactly what your buy-to-let earns each month after every expense — mortgage, agent fees, voids, maintenance, and insurance.
Income
£950/month
3 weeks
Monthly Costs
£600/month
10% = £90/month
5% = £45/month
£30/mo
£0/mo
£0/mo
£0/yr
Investment Details
£200,000
25% = £50,000
Monthly cash flow
+£131
Positive — £1,571/year profit
Gross yield
5.7%
Before costs
Net yield
0.8%
After all costs
Cash-on-cash return
3.1%
Return on deposit
Coverage ratio
117.1%
125%+ basic / 145%+ higher-rate
Monthly breakdown
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What Makes a Good BTL Cash Flow?
UK investors typically target at least 6–8% gross yield and £200+ positive cash flow per month. Properties in the Midlands and North (Birmingham, Nottingham, Derby, Sheffield) frequently meet this threshold at current prices. London properties rarely produce positive cash flow at standard 75% LTV due to the high purchase price-to-rent ratio.
The four metrics that matter: Gross yield (total income vs purchase price), Net yield (income after all costs vs purchase price), Cash-on-cash return (annual cash flow as % of money invested), and Interest Coverage Ratio (rent vs mortgage interest — lenders require 125–145%).
Use this calculator alongside the BTL Mortgage Stress Test to check both your personal cash flow and whether a lender will approve the loan.
Frequently Asked Questions
What is cash flow on a rental property?
Cash flow is the money left over each month after paying all costs associated with a rental property — mortgage, management fees, insurance, maintenance, council tax, and any other expenses. Positive cash flow means the property generates income each month; negative cash flow means you are subsidising it from other income.
What is a good monthly cash flow on a buy-to-let?
Most UK property investors aim for at least £200–£300 positive cash flow per month after all expenses. Properties in the Midlands and North of England (Birmingham, Nottingham, Derby, Leeds) often produce better cash flow than London, where high purchase prices compress yields. A property cash-flowing £200/month generates £2,400/year — enough to cover an unexpected boiler replacement.
What is cash-on-cash return in property?
Cash-on-cash return measures your annual cash flow as a percentage of the cash you actually invested (deposit + purchase costs). If you invested £50,000 deposit and earn £3,600/year net cash flow, your cash-on-cash return is 7.2%. Most investors target 8–12% cash-on-cash return to justify a BTL investment over other asset classes.
How do voids affect cash flow?
Each week of vacancy reduces your effective monthly rent. A 4-week void on a £1,000/month property costs £923 in lost rent (4/4.33 months). Meanwhile, mortgage, insurance, and council tax payments continue. A realistic cash flow model should always include 3–5% allowance for voids — equivalent to 1.5–2.5 weeks per year.
Should I include maintenance costs in my cash flow calculation?
Yes — always. Maintenance is often the most underestimated cost for new landlords. A conservative rule is to budget 5–10% of gross rent for maintenance and repairs. On a £1,000/month property, that is £50–£100/month held in reserve. This covers boilers, appliances, decorating, and the inevitable 'tenant called at 11pm' scenario.
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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