UK property investment calculator
Know your max bid before the hammer falls
Analyse HMO, flip, and buy-to-let deals with rapid valuation and rent estimates that auto-fill your calculators, Personal vs Ltd tax comparison, EPC-to-C works estimates, and stress testing. Then save and share the numbers that matter.
Free for 7 days · then from £9.99/mo · free iPhone companion on the App Store
See PropCalc in action
Start with an address, then work through cashflow, costs, and finance, on the web or on iPhone, with every line item visible.
Web · Flip analysis
Purchase, GDV, refurb, stamp duty, and bridge cost rolled into profit and ROI.
iOS app · on the App Store
Analyse, saved deals, Deal Verdict, and rent affordability on the go.
Property intelligence
Rapid valuations and rent estimates that fill your numbers
Get real-time access to estimated property values across the UK. Our AVM is based on comprehensive market analysis, historical trends down to the postcode level, and all the known characteristics of a property from our extensive property data to provide accurate valuations instantly.
Estimated rent is an open-market starting point for buy-to-let or HMO income. Rapid valuation (AVM) does the same for flip or BRRR GDV. One-tap either into your calculator so you start from the market, not a blank field.
- ·Rapid valuation (AVM) with range and confidence
- ·Estimated rent that seeds buy-to-let and HMO income
- ·One-tap Use Rapid valuation (AVM) / Use rent estimate in calculators
- ·Listing history, previous sales, EPC, and council tax alongside the deal
Deal Verdict
Know your max bid before the hammer falls
Set the return you need. PropCalc works out the highest purchase price that still hits that target, so you walk into auction (or an offer conversation) with a clear ceiling, not a gut feel.
- ·Target ROI, yield, or profit: your call
- ·Max bid highlighted against the asking price
- ·One click to apply the max bid into your calculator
Auction Pack Review
See the legal pack before you bid
Drop in the auction legal pack PDFs and get an AI-assisted memo plus a traffic-light checklist. Flagged fees can go straight into Purchase Legals so your max bid stays honest.
- ·Clear memo PDF you can download and share
- ·RAG checklist for title, tenure, flood, and covenants
- ·£19.99 per pack for subscribers
- ·Not legal advice — always instruct a solicitor before bidding
Ownership
Personal vs Ltd: same deal, cash you’d keep
Side-by-side after-tax comparison on every BTL and HMO deal. See what you’d keep personally (income tax + Section 24) versus in a limited company (corporation tax, then dividends). Switch Basic, Higher, or Additional rate to match your band.
- ·Same deal numbers both ways. Only the tax path changes
- ·Annual cash to you, not just pre-tax cashflow
- ·Higher and additional-rate taxpayers usually see the biggest gap because of Section 24
- ·Illustrative only, not tax advice
Stress testing
What breaks this deal
Lenders stress BTL deals at 125–145% ICR at notional rates. Investors should too. PropCalc re-runs your live underwriting with harder assumptions, and for BRRR strategies checks whether the exit Passes remortgage lender stress test after refinance, not just the bridge.
- ·Interest rate +2%, refurb overrun +20%, GDV down 10%
- ·Three extra months on the bridge, and void periods on rental deals
- ·BRRR refinance exit: revaluation, 75% LTV pull-out, money left in, and Passes remortgage lender stress test
- ·Holds / Watch / Breaks so the risk is obvious at a glance
EPC & works
Automatic EPC-to-C cost in your schedule of works
When a property’s EPC is below C, PropCalc’s heuristics estimate the cost to reach band C (MEES target by 2030 under current plans) and add an editable line to your refurbishment breakdown, so energy upgrades are part of acquisition cost, not a surprise after completion.
- ·Current and potential bands surfaced with the property
- ·Unique £ estimate scaled by floor area, always editable
- ·Feeds profit, cash required, and Deal Verdict like any other works line
Bridge finance
Bridge loans modelled end-to-end
Gross facility, arrangement fees, rolled-up interest, net advance, and cash to complete, so short-term finance does not hide a hole in your deal.
- ·LTV or fixed facility amount
- ·Interest rolled up or paid at end, per your lender’s terms
- ·Redemption and cash required baked into the flip analysis
Try PropCalc free for 7 days
Full access to the property investment calculator. Saved deals stay in your account.
During trial
Up to 3 property searches
After trial
£9.99/mo or £99/yr
Two months free on annual
Built for serious deal analysis
Full deal analysis covering market context, works, finance, and returns, with no hidden surprises.
Address to full deal analysis
Confirm a UK address, enter asking price, then run HMO, flip, or buy-to-let calculators with clear cashflow and return metrics.
Rapid valuation and rent estimates that fill your numbers
Get a Rapid valuation (AVM) and Estimated rent for the address, then one-tap them into GDV or monthly rent. Listing history, EPC, and council tax sit beside the deal for context.
Automatic EPC-to-C refurb estimates
When the certificate is below C, PropCalc’s heuristics estimate the cost to reach band C (MEES target by 2030) and add an editable line to your schedule of works.
Refurbishment cost breakdown
Itemise kitchens, bathrooms, rewires, contingency, and EPC upgrades so works do not blow a hole in your profit after you have bought.
Bridge loan modelling
Gross facility, fees, rolled-up interest, and net advance, so cash to complete and exit redemption stay visible before you bid.
Deal Verdict and max bid
Set a target return and PropCalc suggests the highest purchase price that still works. Built for auction bidding and offer strategy.
Auction Pack AI Review
Upload the auction legal pack for an AI memo and traffic-light checklist. Risks and pack fees feed into Purchase Legals and your max bid — £19.99 per pack for subscribers.
Personal vs Ltd tax comparison
Same deal, side by side: cash you’d keep personally (income tax + Section 24) versus in a limited company (corporation tax + dividends). Illustrative only, not tax advice.
What breaks this deal
Stress rate +2%, refurb +20%, GDV −10%, bridge slip, and voids, plus an explicit BRRR refinance exit that checks Passes remortgage lender stress test, so you see what fails before you bid.
Save deals, share links, and export PDFs
Keep analyses in your account, revisit assumptions, and share a link or polished PDF with partners or lenders.
Rent affordability check
Sense-check whether a tenant’s income supports the rent you are underwriting, on web and iOS.
2026 regulatory underwriting
EPC-to-C in the works schedule, Article 4 flags in the HMO analyser, and remortgage lender ICR stress for BRRR, so you underwrite the rules investors face.
PropCalc on iOS
Analyse deals, review saved properties, and check rent affordability from your iPhone. Scenarios sync with your web account. The app is free to download; PropCalc subscriptions are purchased on the website.
Ready to analyse your next deal?
Create an account and start your 7-day free trial. Then £9.99 per month or £99 per year.
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