From your first mortgage calculation to buy-to-let cash flow analysis — 10 free UK property tools covering affordability, stamp duty, rental yield, renovation ROI and everything in between. All rates updated for 2026.
Property is the UK's most popular investment — and its most expensive. A poorly timed purchase, an underperforming buy-to-let or an incorrect stamp duty estimate can cost tens of thousands of pounds. Our 10 free calculators give you the precise numbers before you commit: mortgage affordability, stamp duty to the penny, rental yield, buy-to-let cash flow and the rent vs buy comparison that most people never do properly.
The average UK house price is approximately £285,000 (2026, Land Registry). London averages £520,000. The North West averages £195,000. At 4.5× income, a buyer on the average UK salary of £35,000 can borrow £157,500 — requiring a significant deposit to buy even an average property.
Two-year fixed rates: approximately 4.1–4.8% in 2026. Five-year fixed: 4.0–4.6%. Tracker rates: Bank of England base rate + 0.5–1.0%. Rates vary significantly by LTV — a 40% deposit (60% LTV) unlocks rates approximately 0.5–1.0% lower than a 5% deposit (95% LTV).
Gross rental yields average 5.5–6.5% in the North of England, 3.5–4.5% in London and the South East. After mortgage costs, management fees (8–12%), void periods (5–8%) and maintenance (1–2% of value), net yields are significantly lower. Section 24 tax changes mean higher-rate taxpayers must model cash flow carefully.
Stamp Duty Land Tax (SDLT) applies in England and Northern Ireland. First-time buyer relief: 0% up to £425,000, 5% on £425,001–£625,000. Home movers: 0% up to £250,000, 5% on £250,001–£925,000. Additional property: +3% surcharge on all bands. Our calculator applies all reliefs automatically.
| Property Value | Standard Rate | First-Time Buyer | Additional Property |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 3% |
| £125,001 – £250,000 | 0% | 0% | 3% |
| £250,001 – £425,000 | 5% | 0% (FTB relief) | 8% |
| £425,001 – £625,000 | 5% | 5% | 8% |
| £625,001 – £925,000 | 5% | No FTB relief above £625k | 8% |
| £925,001 – £1.5m | 10% | 10% | 13% |
| Above £1.5m | 12% | 12% | 15% |
Stamp duty is non-negotiable and due within 14 days of completion. On a £500,000 home (second property), stamp duty is £27,500. On a £300,000 home (first-time buyer), it is £0. These figures can dramatically affect affordability and should be factored in before making an offer, not after. Use our Stamp Duty Calculator for an exact figure.
Most UK lenders cap borrowing at 4.5 times your gross annual income. Joint applications use combined income. Some lenders offer 5–5.5 times income for high earners, professionals or larger deposits. A £60,000 joint income = approximately £270,000 maximum mortgage at 4.5×. Lenders also run affordability stress tests at higher rates (typically 6–7%) to ensure you can manage repayments if rates rise. Our Mortgage Affordability Calculator shows exactly what different income levels can borrow.
The minimum deposit for most lenders is 5% of the property value (95% LTV). A 10% deposit unlocks more competitive rates. A 15% deposit or more typically gives access to the best available rates. First-time buyers with a 5% deposit on a £250,000 home need £12,500, plus stamp duty (likely £0 as FTB), legal fees (~£1,500–£2,500) and survey (~£500–£1,000). Total cash needed is typically 7–10% of the purchase price including all costs.
It depends entirely on the numbers. At 2026 mortgage rates (4.0–4.8%), many buy-to-let properties that were cash-flow positive at 2% rates now break even or run at a loss. Gross yields need to be at least 6–7% to cover mortgage costs, management fees, void periods and maintenance. Higher-rate taxpayers face Section 24 restrictions limiting mortgage interest relief. Our Buy-to-Let Profitability Tool models the full picture for any property.
Gross yield (annual rent ÷ purchase price × 100): 5–8% is considered good, 8%+ excellent. In practice, after deducting mortgage interest, management fees (8–12%), void periods (~5%), maintenance (1–2% of property value annually) and insurance, net yield is typically 2–3 percentage points below gross. A 7% gross yield typically produces 4–5% net yield. Below 5% gross makes cash-flow positive buy-to-let very difficult at current mortgage rates.
The rent vs buy decision depends on holding period, opportunity cost of deposit, local price-to-rent ratio and your personal circumstances. In high price-to-rent ratio areas (London), renting and investing the deposit can outperform buying over 5–10 years. In lower ratio areas (North), buying typically beats renting faster. Our Rent vs Buy Comparison models both scenarios over any timeframe, including the opportunity cost of the deposit capital tied up in property.
200 free calculators across 20 financial categories.