Portfolio Landlord Calculator
Enter your portfolio totals across all properties
Portfolio Analysis
Portfolio LTV-
Monthly Mortgage Cost-
ICR at Current Rate-
ICR at Stress Rate-
Monthly Cash Flow-
Portfolio Status-
PRA Portfolio Landlord Rules
| Requirement | Detail |
|---|---|
| Portfolio landlord definition | 4+ mortgaged buy-to-let properties |
| ICR minimum | 125-145% at stress rate |
| Stress rate | Typically 5.5% (lender-specific) |
| Assessment | Whole portfolio, not just new property |
| Business plan | May be required by lender |
| Experience | Usually required for 4+ properties |
Portfolio Health Indicators
Ideal LTV
Under 65%
Min ICR
125%
Good ICR
145%+
Ideal Yield
6%+
Lenders Available
15-20
Specialist Broker
Recommended
How to Use This Calculator
1
Enter property details
Input property values and financial information for your scenario.
2
Add cost estimates
Include all relevant costs such as fees, rates and deposits.
3
Select options
Choose the relevant settings for your specific situation.
4
Review the results
The calculator shows a full breakdown of all costs involved.
5
Compare alternatives
Use the results to compare different options and make an informed decision.
Frequently Asked Questions
What is a portfolio landlord?
Under PRA rules introduced in 2017, a portfolio landlord is any borrower with 4 or more mortgaged buy-to-let properties. When applying for a new mortgage, lenders must assess the entire portfolio, not just the new property. This means providing details of all properties, rents, mortgages and a business plan.
What ICR do portfolio landlords need?
Most lenders require an ICR of 125-145% across the whole portfolio at a stress rate of typically 5.5%. This means total monthly rent must be 125-145% of total monthly mortgage payments calculated at the stress rate. Higher rate taxpayers often need 145% to account for the reduced mortgage interest relief.
How does the whole portfolio assessment work?
When you apply for a new BTL mortgage as a portfolio landlord, the lender assesses every mortgaged property you own. They look at total portfolio LTV, ICR at stress rate, rental income vs mortgage costs, and your overall financial position. A weak property in the portfolio can prevent a new mortgage on an otherwise strong property.
Which lenders accept portfolio landlords?
Not all BTL lenders accept portfolio landlords. Those that do include specialist lenders like The Mortgage Works (Nationwide), Paragon, Precise, Kent Reliance, and Aldermore. A specialist broker is essential as they know which lenders are currently active and what criteria apply. Some lenders cap the number of properties at 10, 15, or 20.
How can I improve my portfolio ICR?
To improve ICR: increase rents to market levels, remortgage to lower rates, reduce LTV by overpaying or selling weaker properties, switch to limited company ownership for future purchases (full interest relief), and reduce void periods through better management. Selling the weakest-performing property can significantly improve the overall portfolio ICR.
Official Sources & References
Data verified against official UK government sources. Last checked April 2026.