Free UK Property Calculators 2026
Calculate stamp duty, rental yield, business rates, buy-to-let affordability, HMO returns and more — updated for 2025/26. Free to use, no account needed.
Stamp Duty Land Tax (SDLT)
Calculate stamp duty on any residential purchase, including first-time buyer and second-home rates.
SDLT Second Home Surcharge
Work out the extra 3% SDLT surcharge on additional residential properties.
Rental Yield Calculator
Calculate gross and net rental yield for any UK buy-to-let property.
Business Rates Calculator
Estimate business rates liability from rateable value using the 2024/25 multipliers.
HMO Investment Calculator
Model cash flow, yield and ROI for a House in Multiple Occupation investment.
Buy-to-Let Mortgage Affordability
Check whether a buy-to-let mortgage passes ICR stress tests at current rates.
Commercial Property Yield
Calculate net initial yield for commercial property including purchase costs.
Furnished Holiday Let Calculator
Model FHL income, allowable expenses and tax position for short-term let properties.
UK Property Investment in 2025/26
UK property investment involves multiple layers of tax and regulation. SDLT applies on purchase, income tax or corporation tax on rental profits, and capital gains tax on disposal. Landlords must also comply with EPC requirements (minimum E rating for new tenancies) and licensing rules for HMOs. The 2025 Renters' Rights Act introduces further obligations around tenancy agreements and rent increases.
Frequently Asked Questions
- How much is stamp duty on a £300,000 property in England?
- For a main residence purchase at £300,000 (from April 2025), SDLT is £5,000: 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the remaining £50,000 (£2,500). First-time buyers benefit from a nil-rate threshold of £425,000 so would pay £0.
- What is a good rental yield in the UK?
- A gross rental yield of 5–8% is generally considered good for UK residential property. Yields vary significantly by region: London typically sees 3–5% gross, while cities like Liverpool, Manchester and Leeds often achieve 6–8%. Net yields after voids, maintenance and management fees are typically 1–2% lower.
- How are business rates calculated?
- Business rates are calculated by multiplying the rateable value of a property by the Uniform Business Rate (UBR) multiplier. For 2024/25 the standard multiplier is 54.6p and the small business multiplier is 49.9p per pound of rateable value. Various reliefs including small business rates relief (SBRR) can reduce or eliminate the bill entirely.
- What is the ICR stress test for buy-to-let mortgages?
- Most buy-to-let lenders require the annual rental income to cover at least 125–145% of the annual mortgage interest payment, calculated at a stress rate (typically 5.5–6%). This Interest Coverage Ratio (ICR) test ensures the investment can service its debt even if interest rates rise.