Know your real return on UK property
- True net yields after service charges, agent fees and voids
- Stress test deals against rate rises before you commit
- Guides, templates and AI advisors for everything in between
Free to use. No credit card required.
13
calculators
74
guides
32
templates
48
glossary terms
Start where you are
Whether you are weighing up a deal, checking a tax rule, or managing a tenancy, there is a free tool for it.
Run the numbers
Analyse deals, tax and financing with 13 free calculators built around real UK costs.
Browse calculatorsUnderstand the rules
74 plain-English guides on tax, regulation and strategy for UK landlords.
Read the guidesGet the paperwork
32 free templates covering the whole tenancy lifecycle, from application to deposit return.
Get templatesAsk a question
Instant educational answers from AI property, tax and mortgage advisors.
Ask an expertThe Calculator That Shows What Others Hide
A real London leasehold flat: £187,000 purchase, £121,000 interest-only mortgage, £19,800 annual rent. Watch what happens when the real costs go in.
The running costs most calculators ignore:
- Service Charge-£3,420
- Agent Fees-£1,900
- Mortgage Interest-£1,740
- Total Running Costs-£9,040 /yr
The “Rightmove number” says 10.6% gross yield. The real position is a 5.75% net yield, still comfortably cashflow positive, with a 16.3% return on the £66,000 actually invested.
Our 4-Perspective Analysis
Pays you comfortably every month.
Return on your £66k equity. The killer metric.
13 calculators, organised by the decision you are making
Every tool includes the real UK costs that other calculators leave out.
Analyse a Deal
Work out what a property really returns before you commit.
Tax & Ownership
See what HMRC takes under each structure before you buy or sell.
Financing & Costs
Price the borrowing and the running costs that eat into returns.
Average Yields Where You're Buying
Gross rental yields for 316 local authorities in England and Wales, updated monthly (July 2026). Highest right now:
Gross, pre-tax yields from official averages. Run any area through the calculator for the true net figure.
Know the rules before they cost you
74 guides on UK property tax, regulation and strategy. Two new articles every week.
The Bank of England announces its rate decision at midday on 17 September. Every economist polled expects a hold, but markets are pricing a run of hikes further out, and buy-to-let rates are already paying for it.
A run of buy-to-let rate cuts through late August looked like the start of a cheaper autumn. It wasn't. Swap rates and gilt yields have moved sharply since, and best-buy tables are only now starting to catch up.
We have replaced our three AI advisor chats with Ask RealYield. Ask one question about buy-to-let, tax, mortgages or an area. Four specialists answer together, and a personal page builds from their answers using only our published articles, glossary, calculators and area data.
The paperwork, already written
32 free templates covering the whole tenancy lifecycle. Checklists, letters, forms and spreadsheets, updated for the Renters' Rights Act.
Tenancy Application Form
A referencing-ready application form for prospective tenants covering identity, employment, income, landlord references, guarantors, and right to rent, with a signed declaration and UK GDPR guidance.
New Tenancy Compliance Checklist
Every legal requirement for starting a new tenancy in England, in timeline order: licensing, written statement of terms, safety certificates, deposit protection, and the documents tenants must receive. Updated for the Renters' Rights Act.
Rent Arrears Letter Pack
A three-stage letter sequence for missed rent, from friendly reminder to final letter before action, with an arrears schedule and guidance on payment plans and the current possession rules.
BTL Monthly Cashflow Tracker
Track rental income, expenses, and net cashflow month-by-month for each property in your portfolio. Pre-formatted with common BTL cost categories.
Ask the panel
One question, four specialists. Their answers build a page about your situation, with the figures, calculators and reading behind every point. General information, not advice.
Property Expert
Buy-to-let deal analysis
“How do I work out if a buy-to-let is actually a good deal?”
Ask the panelTax Advisor
Landlord taxation
“How does Section 24 change my tax bill?”
Ask the panelMortgage Broker
Buy-to-let lending
“How do lender stress tests work?”
Ask the panelMarket Analyst
Local rents, prices and yields
“Where are the strongest rental yields right now?”
Ask the panelFrequently Asked Questions
Ready to Make Smarter Property Decisions?
Free account. No credit card. Calculators, guides and templates in one place.