UK buy-to-let maths: true net yield, cashflow, Section 24, stamp duty and area rental yields.
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Full UK buy-to-let analysis for a purchase price and monthly rent: gross and true net yield after service charge, ground rent, agent fees, repairs, voids and mortgage interest, Section 24 tax, monthly cashflow before and after tax, break-even mortgage rate, a 0 to 100 deal score, and stress scenarios such as a rate shock, a recession and extended voids. Agent fee, repairs and voids the user has not given take standard assumptions, listed in assumptions_applied. Returns a link that opens the same deal in the calculator.
Expected monthly rent in GBP.
Purchase price in GBP.
The landlord's income tax band: basic (20%), higher (40%) or additional (45%).
Annual mortgage interest rate as a percentage, for example 4.5.
Held personally (Section 24 applies) or through a limited company.
Base yields on the purchase price or the current market value.
Mortgage amount borrowed in GBP. Omit or 0 for a cash purchase.
Monthly utilities paid by the landlord in GBP.
Annual ground rent in GBP.
Repairs and maintenance allowance as a percentage of rent. Omitted means the standard 5%.
Letting agent fee as a percentage of rent. Pass 0 if the landlord self-manages; omitted means the standard 12%.
Corporation tax rate percentage, used for company ownership.
Current market value in GBP, if yields should be based on value rather than purchase price.
Expected empty months per year. Omitted means the standard 1 month.
Monthly service charge in GBP (leasehold flats).
Whether VAT at 20% is added to the agent fee.
Full UK buy-to-let analysis for a purchase price and monthly rent: gross and true net yield after service charge, ground rent, agent fees, repairs, voids and mortgage interest, Section 24 tax, monthly cashflow before and after tax, break-even mortgage rate, a 0 to 100 deal score, and stress scenarios such as a rate shock, a recession and extended voids. Agent fee, repairs and voids the user has not given take standard assumptions, listed in assumptions_applied. Returns a link that opens the same deal in the calculator.
| Argument | Type | Description |
|---|---|---|
| tax_band | string | The landlord's income tax band: basic (20%), higher (40%) or additional (45%). |
| monthly_rent* | number | Expected monthly rent in GBP. |
| mortgage_rate | number | Annual mortgage interest rate as a percentage, for example 4.5. |
| ownership_type | string | Held personally (Section 24 applies) or through a limited company. |
| purchase_price* | number | Purchase price in GBP. |
| valuation_basis | string | Base yields on the purchase price or the current market value. |
| mortgage_balance | number | Mortgage amount borrowed in GBP. Omit or 0 for a cash purchase. |
| utilities_monthly | number | Monthly utilities paid by the landlord in GBP. |
| ground_rent_annual | number | Annual ground rent in GBP. |
| repairs_percentage | number | Repairs and maintenance allowance as a percentage of rent. Omitted means the standard 5%. |
| agent_fee_percentage | number | Letting agent fee as a percentage of rent. Pass 0 if the landlord self-manages; omitted means the standard 12%. |
| corporation_tax_rate | number | Corporation tax rate percentage, used for company ownership. |
| current_market_value | number | Current market value in GBP, if yields should be based on value rather than purchase price. |
| void_months_per_year | number | Expected empty months per year. Omitted means the standard 1 month. |
| service_charge_monthly | number | Monthly service charge in GBP (leasehold flats). |
| agent_fee_vat_applicable | boolean | Whether VAT at 20% is added to the agent fee. |
{
"type": "object",
"required": [
"purchase_price",
"monthly_rent"
],
"properties": {
"tax_band": {
"enum": [
"basic",
"higher",
"additional"
],
"type": "string",
"default": "higher",
"description": "The landlord's income tax band: basic (20%), higher (40%) or additional (45%)."
},
"monthly_rent": {
"type": "number",
"minimum": 0,
"description": "Expected monthly rent in GBP."
},
"mortgage_rate": {
"type": "number",
"maximum": 100,
"minimum": 0,
"description": "Annual mortgage interest rate as a percentage, for example 4.5."
},
"ownership_type": {
"enum": [
"personal",
"company"
],
"type": "string",
"default": "personal",
"description": "Held personally (Section 24 applies) or through a limited company."
},
"purchase_price": {
"type": "number",
"minimum": 0,
"description": "Purchase price in GBP."
},
"valuation_basis": {
"enum": [
"purchase_price",
"current_value"
],
"type": "string",
"default": "purchase_price",
"description": "Base yields on the purchase price or the current market value."
},
"mortgage_balance": {
"type": "number",
"minimum": 0,
"description": "Mortgage amount borrowed in GBP. Omit or 0 for a cash purchase."
},
"utilities_monthly": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Monthly utilities paid by the landlord in GBP."
},
"ground_rent_annual": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Annual ground rent in GBP."
},
"repairs_percentage": {
"type": "number",
"default": 5,
"maximum": 100,
"minimum": 0,
"description": "Repairs and maintenance allowance as a percentage of rent. Omitted means the standard 5%."
},
"agent_fee_percentage": {
"type": "number",
"default": 12,
"maximum": 100,
"minimum": 0,
"description": "Letting agent fee as a percentage of rent. Pass 0 if the landlord self-manages; omitted means the standard 12%."
},
"corporation_tax_rate": {
"type": "number",
"default": 19,
"maximum": 100,
"minimum": 0,
"description": "Corporation tax rate percentage, used for company ownership."
},
"current_market_value": {
"type": "number",
"minimum": 0,
"description": "Current market value in GBP, if yields should be based on value rather than purchase price."
},
"void_months_per_year": {
"type": "number",
"default": 1,
"maximum": 12,
"minimum": 0,
"description": "Expected empty months per year. Omitted means the standard 1 month."
},
"service_charge_monthly": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Monthly service charge in GBP (leasehold flats)."
},
"agent_fee_vat_applicable": {
"type": "boolean",
"default": false,
"description": "Whether VAT at 20% is added to the agent fee."
}
},
"additionalProperties": false
}Calculates a UK buy-to-let mortgage: loan amount, loan-to-value, monthly and annual payment (interest-only or repayment), total interest, the interest coverage ratio lenders test against rent, and stress-test results at higher rates.
| Argument | Type | Description |
|---|---|---|
| productFee | number | Lender product or arrangement fee in GBP. |
| monthlyRent | number | Expected monthly rent in GBP, for the interest coverage ratio. |
| interestRate | number | Annual interest rate percentage. |
| mortgageTerm | integer | Term in years. |
| mortgageType | string | Repayment method. |
| depositAmount | number | Deposit in GBP. |
| propertyValue* | number | Property value or purchase price in GBP. |
| feeAddedToLoan | boolean | Whether the product fee is added to the loan. |
Estimates UK capital gains tax on selling a rental property, shares or another asset: gain after allowable costs, private residence relief where it applied, the annual exempt amount, tax at basic and higher rates based on the seller's income, and how much a joint sale with a spouse or civil partner would save.
| Argument | Type | Description |
|---|---|---|
| sdltPaid | number | Stamp duty paid on purchase in GBP. |
| assetType | string | What is being sold. |
| salePrice* | number | Sale price in GBP. |
| annualIncome | number | The seller's gross annual income in GBP, which sets the CGT rate. |
| sellingCosts | number | Agent and legal selling costs in GBP. |
| ownershipType | string | Owned by one person or jointly with a spouse or civil partner. |
| purchaseCosts | number | Legal, survey and other buying costs in GBP. |
| purchasePrice* | number | Original purchase price in GBP. |
Works out a UK landlord's income tax on rental profit under Section 24, where mortgage interest is not deductible and is replaced by a 20% tax credit. Returns the tax bill, the 20% credit, cashflow after tax, the extra tax compared with full interest relief, and the same figures for all three tax bands.
| Argument | Type | Description |
|---|---|---|
| taxBand | string | The landlord's income tax band: basic (20%), higher (40%) or additional (45%). |
| annualRent* | number | Gross annual rental income in GBP. |
| annualOperatingCosts | number | Annual allowable costs excluding mortgage interest, in GBP. |
| annualMortgageInterest | number | Annual mortgage interest in GBP. |
{
"type": "object",
"required": [
"annualRent"
],
"properties": {
"taxBand": {
"enum": [
"basic",
"higher",
"additional"
],
"type": "string",
"default": "higher",
"description": "The landlord's income tax band: basic (20%), higher (40%) or additional (45%)."
},
"annualRent": {
"type": "number",
"minimum": 0,
"description": "Gross annual rental income in GBP."
},
"annualOperatingCosts": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Annual allowable costs excluding mortgage interest, in GBP."
},
"annualMortgageInterest": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Annual mortgage interest in GBP."
}
},
"additionalProperties": false
}Calculates Stamp Duty Land Tax for a property purchase in England or Northern Ireland at current rates, with the band-by-band breakdown, the effective rate, a comparison across first-time buyer, home mover and additional-property (buy-to-let, 5% surcharge) rates, and the total cash needed with the deposit.
| Argument | Type | Description |
|---|---|---|
| buyerType | string | standard for a home mover, first_time for a first-time buyer, additional for a buy-to-let or second home. |
| propertyPrice* | number | Purchase price in GBP. |
| depositPercent | number | Deposit as a percentage of price, for the total cash needed figure. |
{
"type": "object",
"required": [
"propertyPrice"
],
"properties": {
"buyerType": {
"enum": [
"standard",
"first_time",
"additional"
],
"type": "string",
"default": "additional",
"description": "standard for a home mover, first_time for a first-time buyer, additional for a buy-to-let or second home."
},
"propertyPrice": {
"type": "number",
"minimum": 0,
"description": "Purchase price in GBP."
},
"depositPercent": {
"type": "number",
"default": 25,
"maximum": 100,
"minimum": 0,
"description": "Deposit as a percentage of price, for the total cash needed figure."
}
},
"additionalProperties": false
}Checks a specific buy-to-let property in England or Wales from its postcode, asking price, type and bedrooms, using live public data: sold prices nearby and a price guide based on them, rent (the area average unless given), true net yield and cashflow, stress tests, crime, flood risk and live warnings, coal mining, planning constraints (conservation areas, Article 4, listed buildings), transport, schools and the local rental market. The postcode is the property's, not the user's location. Returns a 0 to 100 score with its parts, flags, a rule-based summary and a link to the full report. Results are educational estimates, not financial advice. Needs the user to sign in to their RealYield account; takes up to 30 seconds.
| Argument | Type | Description |
|---|---|---|
| tenure | string | Freehold or leasehold. |
| bedrooms* | integer | Number of bedrooms, 1 to 6. |
| postcode* | string | Full UK postcode of the property, for example M14 5RF. Partial postcodes are not accepted. |
| tax_band | string | The landlord's income tax band: basic (20%), higher (40%) or additional (45%). |
| epc_rating | string | EPC rating, if known. |
| deposit_pct | number | Deposit as a percentage of the price. |
Compares the annual tax on a UK rental property held personally (Section 24 rules) against holding it in a limited company (corporation tax, then dividend tax on profit extracted). Returns net profit and effective tax rate for each structure and which one pays less this year.
| Argument | Type | Description |
|---|---|---|
| annualRent* | number | Gross annual rental income in GBP. |
| dividendAmount | number | Dividends taken out of the company per year in GBP. Omit to extract all post-tax profit. |
| personalTaxBand | string | The landlord's income tax band: basic (20%), higher (40%) or additional (45%). |
| annualOperatingCosts | number | Annual allowable costs excluding mortgage interest, in GBP. |
| annualMortgageInterest | number | Annual mortgage interest in GBP. |
{
"type": "object",
"required": [
"annualRent"
],
"properties": {
"annualRent": {
"type": "number",
"minimum": 0,
"description": "Gross annual rental income in GBP."
},
"dividendAmount": {
"type": "number",
"minimum": 0,
"description": "Dividends taken out of the company per year in GBP. Omit to extract all post-tax profit."
},
"personalTaxBand": {
"enum": [
"basic",
"higher",
"additional"
],
"type": "string",
"default": "higher",
"description": "The landlord's income tax band: basic (20%), higher (40%) or additional (45%)."
},
"annualOperatingCosts": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Annual allowable costs excluding mortgage interest, in GBP."
},
"annualMortgageInterest": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Annual mortgage interest in GBP."
}
},
"additionalProperties": false
}Looks up a UK property investment or landlord tax term in the RealYield glossary, for example 'ICR', 'Section 24', 'gross yield' or 'void period', and returns the definition with a link to the full entry. Use it when a reader asks what a term in an article means.
| Argument | Type | Description |
|---|---|---|
| term* | string | The term or abbreviation to define. |
{
"type": "object",
"required": [
"term"
],
"properties": {
"term": {
"type": "string",
"minLength": 2,
"description": "The term or abbreviation to define."
}
},
"additionalProperties": false
}Lists every UK property calculator on realyield.co.uk with a one-line description and URL. Use it to find the right tool for a landlord question before navigating or calculating.
No arguments.
{
"type": "object",
"properties": {},
"additionalProperties": false
}Looks up average rent, average price and gross rental yield for local authority areas in England and Wales, from ONS rents and HM Land Registry prices updated monthly. Pass an area name to get its figures and national rank, or leave it out to get the highest-yielding areas, optionally within a region.
| Argument | Type | Description |
|---|---|---|
| area | string | Local authority or town name, for example 'Manchester' or 'Newcastle upon Tyne'. |
| limit | integer | How many areas to return when ranking. |
| region | string | Optional English region or 'Wales' to filter the ranking, for example 'North West'. |
{
"type": "object",
"properties": {
"area": {
"type": "string",
"description": "Local authority or town name, for example 'Manchester' or 'Newcastle upon Tyne'."
},
"limit": {
"type": "integer",
"default": 10,
"maximum": 50,
"minimum": 1,
"description": "How many areas to return when ranking."
},
"region": {
"type": "string",
"description": "Optional English region or 'Wales' to filter the ranking, for example 'North West'."
}
},
"additionalProperties": false
}Searches realyield.co.uk for calculators, articles, glossary terms and downloadable templates about UK buy-to-let, landlord tax and property regulation. Returns titles, summaries and URLs.
| Argument | Type | Description |
|---|---|---|
| type | string | Restrict results to one content type. Omit to search everything. |
| limit | integer | Maximum number of results. |
| query* | string | Words to search for, for example 'section 24' or 'HMO licensing'. |
{
"type": "object",
"required": [
"query"
],
"properties": {
"type": {
"enum": [
"tool",
"article",
"glossary",
"template"
],
"type": "string",
"description": "Restrict results to one content type. Omit to search everything."
},
"limit": {
"type": "integer",
"default": 8,
"maximum": 25,
"minimum": 1,
"description": "Maximum number of results."
},
"query": {
"type": "string",
"minLength": 2,
"description": "Words to search for, for example 'section 24' or 'HMO licensing'."
}
},
"additionalProperties": false
}{
"type": "object",
"required": [
"propertyValue"
],
"properties": {
"productFee": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Lender product or arrangement fee in GBP."
},
"monthlyRent": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Expected monthly rent in GBP, for the interest coverage ratio."
},
"interestRate": {
"type": "number",
"default": 5,
"maximum": 100,
"minimum": 0,
"description": "Annual interest rate percentage."
},
"mortgageTerm": {
"type": "integer",
"default": 25,
"maximum": 40,
"minimum": 1,
"description": "Term in years."
},
"mortgageType": {
"enum": [
"interest_only",
"repayment"
],
"type": "string",
"default": "interest_only",
"description": "Repayment method."
},
"depositAmount": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Deposit in GBP."
},
"propertyValue": {
"type": "number",
"minimum": 0,
"description": "Property value or purchase price in GBP."
},
"feeAddedToLoan": {
"type": "boolean",
"default": false,
"description": "Whether the product fee is added to the loan."
}
},
"additionalProperties": false
}| isMainResidence | boolean | Whether the property was ever the seller's main home. |
| improvementCosts | number | Capital improvements in GBP (not repairs). |
| totalMonthsOwned | number | Total months owned, for partial private residence relief. |
| otherGainsThisYear | number | Other capital gains already made this tax year in GBP. |
| monthsAsMainResidence | number | Months lived in as main home, for partial private residence relief. |
{
"type": "object",
"required": [
"purchasePrice",
"salePrice"
],
"properties": {
"sdltPaid": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Stamp duty paid on purchase in GBP."
},
"assetType": {
"enum": [
"residential_property",
"shares",
"other"
],
"type": "string",
"default": "residential_property",
"description": "What is being sold."
},
"salePrice": {
"type": "number",
"minimum": 0,
"description": "Sale price in GBP."
},
"annualIncome": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "The seller's gross annual income in GBP, which sets the CGT rate."
},
"sellingCosts": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Agent and legal selling costs in GBP."
},
"ownershipType": {
"enum": [
"single",
"joint"
],
"type": "string",
"default": "single",
"description": "Owned by one person or jointly with a spouse or civil partner."
},
"purchaseCosts": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Legal, survey and other buying costs in GBP."
},
"purchasePrice": {
"type": "number",
"minimum": 0,
"description": "Original purchase price in GBP."
},
"isMainResidence": {
"type": "boolean",
"default": false,
"description": "Whether the property was ever the seller's main home."
},
"improvementCosts": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Capital improvements in GBP (not repairs)."
},
"totalMonthsOwned": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Total months owned, for partial private residence relief."
},
"otherGainsThisYear": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Other capital gains already made this tax year in GBP."
},
"monthsAsMainResidence": {
"type": "number",
"default": 0,
"minimum": 0,
"description": "Months lived in as main home, for partial private residence relief."
}
},
"additionalProperties": false
}| repairs_pct |
| number |
| Repairs allowance as a percentage of rent. |
| void_months | number | Expected empty months per year. |
| asking_price* | number | Asking price in GBP. |
| monthly_rent | number | Expected monthly rent in GBP. Omit to use the ONS average for the area and bedroom count. |
| agent_fee_pct | number | Letting agent fee as a percentage of rent. Pass 0 if the landlord self-manages. |
| mortgage_rate | number | Annual mortgage rate as a percentage. |
| property_type* | string | Type of property. |
| ownership_type | string | Held personally (Section 24 applies) or through a limited company. |
| ground_rent_annual | number | Annual ground rent in GBP. |
| service_charge_monthly | number | Monthly service charge in GBP (leasehold flats). |
{
"type": "object",
"required": [
"postcode",
"asking_price",
"property_type",
"bedrooms"
],
"properties": {
"tenure": {
"enum": [
"freehold",
"leasehold"
],
"type": "string",
"default": "freehold",
"description": "Freehold or leasehold."
},
"bedrooms": {
"type": "integer",
"maximum": 6,
"minimum": 1,
"description": "Number of bedrooms, 1 to 6."
},
"postcode": {
"type": "string",
"minLength": 5,
"description": "Full UK postcode of the property, for example M14 5RF. Partial postcodes are not accepted."
},
"tax_band": {
"enum": [
"basic",
"higher",
"additional"
],
"type": "string",
"default": "higher",
"description": "The landlord's income tax band: basic (20%), higher (40%) or additional (45%)."
},
"epc_rating": {
"enum": [
"A",
"B",
"C",
"D",
"E",
"F",
"G"
],
"type": "string",
"description": "EPC rating, if known."
},
"deposit_pct": {
"type": "number",
"default": 25,
"maximum": 100,
"minimum": 0,
"description": "Deposit as a percentage of the price."
},
"repairs_pct": {
"type": "number",
"default": 5,
"maximum": 30,
"minimum": 0,
"description": "Repairs allowance as a percentage of rent."
},
"void_months": {
"type": "number",
"default": 1,
"maximum": 6,
"minimum": 0,
"description": "Expected empty months per year."
},
"asking_price": {
"type": "number",
"maximum": 20000000,
"minimum": 10000,
"description": "Asking price in GBP."
},
"monthly_rent": {
"type": "number",
"maximum": 50000,
"minimum": 1,
"description": "Expected monthly rent in GBP. Omit to use the ONS average for the area and bedroom count."
},
"agent_fee_pct": {
"type": "number",
"default": 12,
"maximum": 30,
"minimum": 0,
"description": "Letting agent fee as a percentage of rent. Pass 0 if the landlord self-manages."
},
"mortgage_rate": {
"type": "number",
"default": 4.5,
"maximum": 15,
"minimum": 0,
"description": "Annual mortgage rate as a percentage."
},
"property_type": {
"enum": [
"flat",
"terraced",
"semi",
"detached"
],
"type": "string",
"description": "Type of property."
},
"ownership_type": {
"enum": [
"personal",
"company"
],
"type": "string",
"default": "personal",
"description": "Held personally (Section 24 applies) or through a limited company."
},
"ground_rent_annual": {
"type": "number",
"default": 0,
"maximum": 10000,
"minimum": 0,
"description": "Annual ground rent in GBP."
},
"service_charge_monthly": {
"type": "number",
"default": 0,
"maximum": 5000,
"minimum": 0,
"description": "Monthly service charge in GBP (leasehold flats)."
}
},
"additionalProperties": false
}