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Input purchase price, monthly rent and region. Results update live as you type with interactive sliders.
Calculate gross & net rental yield, stamp duty, Section 24 tax impact, cash flow, ROI, mortgage stress testing and 25-year wealth projections — completely free, no sign-up.
Enter your buy-to-let property information
Compare gross yields across 12 major UK cities. Click any city to auto-fill the calculator.
Input purchase price, monthly rent and region. Results update live as you type with interactive sliders.
Include mortgage, management fees, insurance, maintenance, voids, ground rent, service charges and your tax band.
See gross & net yield, cash flow, ROI, stamp duty, Section 24 impact, stress test and 25-year wealth projections.
Use reverse calculator to find required rent, compare scenarios side-by-side, or benchmark against savings and stocks.
Rental yield is the annual return on a property investment expressed as a percentage. Our free rental yield calculator computes every metric — gross yield, net yield, cash-on-cash ROI, Section 24 tax impact, mortgage stress testing and 25-year wealth projections.
Gross rental yield = annual rent ÷ price × 100. Net rental yield deducts all annual costs — mortgage interest, agent fees, insurance, maintenance, voids, ground rent and service charges. Net yield is what serious investors track, and our rental property calculator computes both instantly.
Section 24 replaced full mortgage interest tax relief with a 20% basic-rate credit. Basic-rate taxpayers are broadly unaffected, but higher-rate (40%) and additional-rate (45%) taxpayers now pay significantly more tax. Our calculator models the full impact based on your tax band, showing pre- and post-Section 24 profit.
Northern cities deliver highest yields: Sunderland (8%+), Liverpool (7.5%), Glasgow (7.1%), Nottingham (6.9%). Southern cities like Bristol (4.9%) and London (4.1%) offer lower yields but stronger capital growth. Target at least 5% gross and 4% net for strong buy-to-let returns.
Cash-on-cash return measures income against actual cash invested. A 5% net yield with 75% LTV can deliver 12%+ cash-on-cash ROI. Our buy-to-let calculator computes this automatically alongside a comparison against savings accounts and stock market returns.
Lenders typically stress test at 5.5% or higher. Our calculator runs automatic stress tests at +1%, +2% and +3% above your current rate, showing whether your investment remains cash-flow positive under rate rises — essential for responsible property investment planning.
England/NI: 5% surcharge on standard SDLT. Scotland: 8% ADS under LBTT. Wales: 4% higher rate under LTT. Our rental calculator applies correct rates automatically.
The UK property market offers vastly different opportunities depending on location. Northern cities consistently deliver the highest rental yields, driven by lower property prices relative to achievable rents. Here's a breakdown of yields across major UK cities to help you decide where to invest.
Sunderland leads the UK for rental yield with average gross returns above 8%. With average property prices around £85,000, investors can achieve strong cash flow even with modest rents. The city benefits from university demand, ongoing regeneration and proximity to Newcastle's employment market. A £85,000 property renting at £580/month delivers an impressive gross yield of 8.2%.
Liverpool remains one of the UK's top cities for buy-to-let investment. Average prices around £130,000 with achievable rents of £825/month deliver strong yields. The city centre, Anfield, Wavertree and Kensington are popular investment postcodes. Liverpool's Baltic Triangle and Knowledge Quarter regeneration continues to drive tenant demand.
Manchester combines solid rental yields with strong capital growth potential. As the UK's second city, it attracts professionals, students and young workers in large numbers. Areas like Salford, Hulme and Ardwick offer yields above 7%, while the city centre averages 5–6% with better capital appreciation prospects. Average property prices of £215,000 with rents around £1,150/month.
London's rental yields are the UK's lowest due to extremely high property prices. However, long-term capital growth has historically compensated for lower yields. Investors targeting income should look at outer boroughs — Barking & Dagenham, Bexley, Croydon and Woolwich can achieve 5%+ yields. A typical Zone 1–2 property at £530,000 renting at £1,800/month gives just 4.1% gross yield, making net yield analysis critical.
Glasgow (7.1% average yield) significantly outperforms Edinburgh (5.2%) on yield, though Edinburgh offers stronger capital growth. Scottish investors should note the different stamp duty regime — LBTT with an 8% Additional Dwelling Supplement for buy-to-let properties. Our rental yield calculator automatically applies Scottish tax rates when you select the Scotland region.
The best city for your investment depends on your strategy. If you prioritise monthly cash flow and fast returns on capital, target high-yield northern cities like Sunderland, Liverpool and Nottingham. If you're building long-term wealth and can accept lower monthly returns, southern cities with strong capital growth — Bristol, Cambridge, London — may suit better. Use our property investment calculator to model specific properties in any city and see exactly how the numbers stack up.