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For first-time property investors

Understand your first property deal before you commit

Put in an address and an asking price, and PropCalc works out the numbers lenders and experienced investors look at: yield, cashflow, return on your money, and how much cash you’ll need. Key figures come with a plain-English explanation.

Analyse my first deal freeSee the numbers explained

First deal free, no card needed

The numbers that matter

Every metric, explained as you go

Key results in PropCalc have a ? with a short explanation. Here’s what the main ones mean.

Income

Gross yield

A year’s rent as a percentage of the price. A quick way to compare properties, but it ignores your mortgage and running costs.

Income

Net yield

The same, but after the mortgage and property costs come off. Closer to what the property actually earns.

Income

Monthly cashflow

What’s left each month once rent comes in and the mortgage, bills, insurance and management go out.

Your money

Total cash required

Everything you put in: deposit, stamp duty, legal fees, mortgage fees and any refurb. The number your savings need to cover.

Your money

Return on investment (ROI)

A year’s profit divided by the cash you put in. It tells you how hard your money is working compared with leaving it in savings.

Costs

Stamp duty (SDLT)

Worked out for you at the higher rates for additional properties in England and Northern Ireland. Often the biggest cost new investors miss.

Lending

Interest cover ratio (ICR)

How comfortably the rent covers the mortgage interest at the lender’s stress rate. Lenders typically want around 125%.

Lending

Minimum rent required

The lowest rent that still passes the lender’s test, so you know how much room you have if rents dip.

Decision

Maximum offer

Set the return you want and PropCalc tells you the highest price that still achieves it.

Start from real data

Not sure what it’s worth or what it would rent for?

PropCalc estimates the property’s value and market rent for you, and shows its listing history, previous sale prices, EPC rating and council tax band. Use the estimates with one tap, so you’re not guessing from a blank form.

  • Estimated value with a range and confidence
  • Estimated rent to start your income figures
  • Previous sales and asking-price changes
  • EPC rating and council tax band beside the deal

No nasty surprises

See every cost before you buy

The price is only the start. PropCalc adds stamp duty, legal fees, mortgage fees and refurbishment, so the cash you need is clear from day one.

  • Stamp duty worked out for you
  • Itemised refurbishment, line by line
  • An estimate to bring the EPC up to C, the rental target for 2030, when it’s below
  • Holding costs while the property is empty

Is it a good deal?

A clear verdict, and the highest price that still works

Tell PropCalc the return you want. Deal Verdict says whether the deal hits it and suggests the most you can offer, so you can negotiate with a number, not a feeling.

Plan for the bumps

See what would break the deal

Interest rates rise, refurbs overrun and tenants leave. PropCalc re-runs your numbers with tougher assumptions, such as higher rates and empty months, and shows which ones the deal survives.

Your first deal in four steps

  1. 1

    Create a free account

    Name, email and UK mobile. No card details.

  2. 2

    Search the address

    Pick it from the list and PropCalc pulls in the property data.

  3. 3

    Add the asking price

    Choose a strategy, such as Standard Rental, and the numbers appear.

  4. 4

    Read the verdict

    Check the explanations, change any assumption, and it saves as you go.

Just exploring?

Try our free calculators, no account needed: stamp duty and rent affordability.

Questions

Is it really free?

Yes. Your first property deal analysis is free, with no card details needed. Sign up with your name, email and UK mobile, then search the address you want to analyse. That deal saves automatically. To analyse more properties, choose a plan.

Which property should I use for my free deal?

The one you’re most serious about. Your first address search is your free deal, so pick a real property you’re considering rather than a test.

I don’t know which strategy to choose. Does that matter?

Start with Standard Rental if you plan to buy with a mortgage and let it out; it can also price the rent room by room. Choose Conversion to Rental Property if you’d buy with bridging finance, refurbish and refinance, or Flip if you’d refurbish and sell. You can switch strategy on the same property.

Do I need to know my mortgage details?

No. PropCalc starts with typical buy-to-let assumptions you can change later, such as deposit and interest rate, so you can see the numbers straight away.

Is this financial or tax advice?

No. PropCalc shows estimates based on the figures and market data you use. Always check the numbers with a mortgage broker, accountant or solicitor before you buy.

What happens after my free deal?

Your saved deal stays in your account. To analyse more properties, PropCalc is £9.99 per month or £99 per year, and you can cancel any time.

Ready to look at your first deal properly?

Analyse it free and understand every number before you make an offer.

Analyse my first deal free

Estimates only, not financial advice.