Rent-to-rent Calculator | Propreneur

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About this calculator

Free UK property calculator with show-your-working steps. No sign-up required to run numbers.

Related tools

Did you know?

Pair propcalc with market-data tools for comps; use these calculators to decide if the deal actually stacks after all costs.

UK context

Rent-to-Rent: lease a property and sub-let (SA or HMO). No mortgage exposure but requires landlord written consent, HMO licensing where applicable, and FCA-regulated guarantor agreements.

Calculator

Rent-to-rent

Full rent-to-rent model: gross margin, operating costs, setup capital, breakeven occupancy, and operator rules (10% rule, minimum margin).

Inputs

Income

Lettable rooms / units

Rent per room (£/month)

Optional if you enter total rent below.

Total subtenant rent (£/month)

Leave blank to use rooms × rent per room.

Head lease

Rent paid to landlord (£/month)

Void allowance (months / year)

Operating costs (monthly)

Management fee (£/month)

Management (% of gross rent)

Used when fixed fee is empty (0.10 = 10%).

Utilities (£/month)

Council tax (£/month)

Insurance (£/month)

Maintenance (£/month)

Maintenance (% of gross rent)

Cleaning / turnover (£/month)

Licence / compliance (£/month)

Amortised HMO licence, gas safety, etc.

Setup capital (one-off)

Landlord deposit (£)

Furnishing / setup (£)

Licence and compliance (£)

Legal and marketing (£)

Other setup costs (£)

Run calculator

Runs against the live API. Nothing is stored. Use Sign up to save results.

Sensitivity scenarios

Sign up to save deals

Create a free Propreneur account to save these numbers against a property.

Optional overrides - mortgage estimate for BTL / commercial

Monthly mortgage preview (£), BTL / commercial

Uses offer price, monthly rent, and monthly expenses (x12 as annual opex) from the form above.

Show working

See every formula, your numbers plugged in step by step, and where each cost comes from. No other UK property calculator shows its maths like this.

Save your numbers and get the next step

Email yourself this run so you do not have to rebuild it later. We will include the result, the assumptions, and the next Propreneur step for saving deals and tracking follow-up.

Run the calculator first. The email uses your latest numbers.

Phone is optional and only for direct follow-up. You can keep calculating without submitting this form.

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