Free property calculators for UK homebuyers and investors. Calculate mortgage payments, stamp duty, buy-to-let yields, and affordability with our up-to-date tools.
Calculate monthly mortgage payments, total interest payable, and view full amortisation schedules for any property.
Calculate MortgageCalculate SDLT for England/NI with April 2025 rates. Includes first-time buyer relief and second home surcharge.
Calculate SDLTFind out how much you can borrow based on income, expenses, and current lending criteria. Includes stress testing.
Check AffordabilityCalculate rental yield, cash flow, and ROI for investment properties. Includes tax considerations for landlords.
Calculate BTLCalculate equity split and buyout costs for separation, divorce, or buying out a co-owner's share.
Calculate BuyoutCalculate gross and net rental yield for investment properties. Compare different investment opportunities.
Calculate YieldEstimate council tax by band and local authority. Includes discounts for single occupancy and students.
Calculate Council TaxCalculate income potential and tax implications for holiday rental properties. Includes FHL qualification rules.
Calculate Holiday LetBuying or investing in property is one of the biggest financial decisions you'll make in your lifetime. The UK property market presents unique challenges and opportunities, from navigating complex stamp duty rules to understanding mortgage affordability criteria. Our comprehensive collection of free property calculators helps UK homebuyers, first-time buyers, and property investors make informed decisions with accurate calculations based on current rates and regulations.
Whether you're a first-time buyer taking your first step onto the property ladder, a homeowner looking to remortgage, or an investor building a buy-to-let portfolio, understanding the numbers is essential. All our calculators are updated for the 2025/26 tax year, including the significant stamp duty changes that came into effect from April 2025 and current mortgage lending criteria used by UK lenders.
Stamp Duty Land Tax is a significant cost when buying property in England and Northern Ireland. The rates changed substantially from 1 April 2025, with thresholds reverting to lower levels and the additional property surcharge increasing. Understanding these rates is crucial for budgeting your property purchase.
| Property Value Band | Standard Rate | First-Time Buyer | Additional Property |
|---|---|---|---|
| £0 - £125,000 | 0% | 0% (up to £300k) | 5% |
| £125,001 - £250,000 | 2% | 0% → 5%* | 7% |
| £250,001 - £925,000 | 5% | 5% | 10% |
| £925,001 - £1,500,000 | 10% | 10% | 15% |
| Over £1,500,000 | 12% | 12% | 17% |
*First-time buyers: 0% up to £300k, 5% on £300k-£500k portion, only on properties up to £500k total value. Properties over £500k pay standard rates.
To illustrate how these rates work in practice, here are stamp duty calculations for different property values and buyer types:
| Property Price | Standard Buyer | First-Time Buyer | Second Home |
|---|---|---|---|
| £200,000 | £1,500 | £0 | £11,500 |
| £300,000 | £5,000 | £0 | £20,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £750,000 | £27,500 | Standard rates | £65,000 |
| £1,000,000 | £41,250 | Standard rates | £91,250 |
Mortgage calculations in the UK follow the standard amortisation formula used globally, but understanding how UK lenders assess affordability is equally important. The monthly payment formula helps you understand your ongoing costs:
M = P × [r(1+r)ⁿ] / [(1+r)ⁿ - 1]
UK mortgage lenders use income multiples and affordability assessments to determine how much they'll lend. While advertised income multiples provide a starting point, the actual amount depends on your complete financial picture and the lender's stress testing requirements.
| Gross Annual Income | 4x Multiple | 4.5x Multiple | 5x Multiple (High Earner) |
|---|---|---|---|
| £30,000 | £120,000 | £135,000 | £150,000 |
| £40,000 | £160,000 | £180,000 | £200,000 |
| £50,000 | £200,000 | £225,000 | £250,000 |
| £60,000 | £240,000 | £270,000 | £300,000 |
| £80,000 | £320,000 | £360,000 | £400,000 |
| £100,000 | £400,000 | £450,000 | £500,000 |
Note: Joint applicants combine their incomes. Lenders also stress-test at higher rates (typically +3%) to ensure you can afford payments if rates rise. Existing debts and commitments reduce borrowing capacity.
Understanding the different mortgage types available helps you make the right choice for your circumstances. Each has advantages and disadvantages depending on your risk tolerance and financial situation:
The size of your deposit significantly affects both your mortgage options and the interest rates available. UK lenders express this as Loan-to-Value (LTV) ratio - the percentage of the property value you're borrowing.
| Deposit % | LTV | Typical Rate Impact | Example on £300k Property |
|---|---|---|---|
| 5% | 95% | Highest rates, limited lender choice | £15,000 deposit |
| 10% | 90% | Better rates, more lender options | £30,000 deposit |
| 15% | 85% | Noticeably improved rates | £45,000 deposit |
| 20% | 80% | Access to most competitive rates | £60,000 deposit |
| 25% | 75% | Best rates available | £75,000 deposit |
| 40%+ | 60% | Marginal improvement over 75% LTV | £120,000+ deposit |
The UK government and financial institutions offer several schemes to help first-time buyers get onto the property ladder. Understanding these options can significantly reduce the barriers to homeownership.
Investing in rental property remains popular among UK investors, though tax changes in recent years have affected profitability. Understanding rental yields, costs, and tax implications is essential for successful buy-to-let investment.
Gross Rental Yield = (Annual Rent ÷ Property Value) × 100
Net Rental Yield = ((Annual Rent - Annual Costs) ÷ Property Value) × 100
| UK Region | Average Gross Yield | Average Property Price | Typical Monthly Rent |
|---|---|---|---|
| Liverpool | 7-9% | £165,000 | £850 |
| Manchester | 6-8% | £230,000 | £1,100 |
| Birmingham | 5-7% | £220,000 | £950 |
| Leeds | 6-8% | £200,000 | £900 |
| Bristol | 4-6% | £340,000 | £1,350 |
| London (Inner) | 3-4% | £700,000 | £2,000 |
| London (Outer) | 4-5% | £450,000 | £1,600 |
Successful property investment requires accurate cost budgeting. Many new landlords underestimate ongoing expenses, which can turn an apparently profitable investment into a loss-maker.
Council tax is an annual property tax paid to local authorities. Properties are assigned to bands based on their value at a fixed point in time (1 April 1991 for England and Scotland, 1 April 2003 for Wales). The amount payable depends on your property's band and your local council's rates.
| Band | Property Value (1991) | Ratio to Band D | Typical Annual Bill* |
|---|---|---|---|
| A | Up to £40,000 | 6/9 (67%) | £1,350 |
| B | £40,001 - £52,000 | 7/9 (78%) | £1,575 |
| C | £52,001 - £68,000 | 8/9 (89%) | £1,800 |
| D | £68,001 - £88,000 | 9/9 (100%) | £2,025 |
| E | £88,001 - £120,000 | 11/9 (122%) | £2,475 |
| F | £120,001 - £160,000 | 13/9 (144%) | £2,925 |
| G | £160,001 - £320,000 | 15/9 (167%) | £3,375 |
| H | Over £320,000 | 18/9 (200%) | £4,050 |
*Illustrative figures only - actual amounts vary significantly by local authority. Some councils charge 30-40% more than others for the same band.
When budgeting for a property purchase, many buyers focus only on the deposit and forget the significant additional costs involved. Here's a comprehensive breakdown to help you plan:
| Cost Category | Typical Range | Notes |
|---|---|---|
| Stamp Duty | 0% - 17% | Based on property value and buyer status |
| Solicitor/Conveyancer | £1,000 - £2,500 | Includes searches and Land Registry fees |
| Survey | £400 - £1,500 | Condition report (£400), Homebuyer (£500-£900), Building (£800-£1,500) |
| Mortgage Arrangement Fee | £0 - £2,000 | Often added to mortgage; some deals are fee-free |
| Mortgage Valuation | £150 - £600 | Often included free with mortgage; varies by property value |
| Local Authority Searches | £250 - £400 | Usually included in conveyancing fees |
| Removal Costs | £500 - £2,000 | Depends on distance and volume |
| Furniture & Furnishings | Variable | New home may need curtains, appliances, etc. |
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