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For UK landlords · England and Wales

Will this deal pay?

Know your numbers before you make an offer.

  • Current UK tax rules
  • Every fee counted
  • No sign-up, no card

Try a deal

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£
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Good

A good deal on these numbers

+£310 a month, before tax
Gross yield
7.3%
Return on cash
6.5%
Cash to buy
£57,599

Includes typical fees and running costs Typical costsStamp duty or Land Transaction Tax, £1,500 legal fees, a £999 mortgage fee, 10% letting agent, 5% repairs, £20 a month insurance and 2 empty weeks a year. Change any of them in the full breakdown.

Does it still pay if things change?

Your deal above, if rates rise, rent falls or prices dip.

Rate rises to 6%

+£198a month

Still pays −£113

Rate rises to 7%

+£85a month

Still pays −£225

Rent falls 10%

+£221a month

Still pays −£89

Prices fall 10%

£27,000

your equity, down from £45,000

Every cost counted

Profit after everything, not just the mortgage

On the tax rules for the day you complete.

  • Stamp duty or Welsh LTT, with the higher rates for additional homes and companies
  • Legal, mortgage and broker fees, in the cash you need
  • Letting agent, repairs and empty weeks, every month
  • Section 24 and your income tax band
  • Your own name or a company, side by side after tax

Cash to buy

Deposit (25%)£45,000
Stamp duty£10,100
Legal fees£1,500
Mortgage fees£999
Total£57,599

Where the rent goes each month

Mortgage interest£563
Letting agent£110
Repairs£55
Empty weeks£42
Insurance£20
Left over£310

Where should you buy?

Growth, yields and rents for every local authority in England and Wales, so you can pick the area before you pick the deal.

See every area

From our users

Landlords who've run the numbers

“As someone who has spent years in the property investment field, I can honestly say that NestInsights has completely transformed the way I work.”
Steve P.
“Its suite of tools makes analyzing a property a straightforward process. My old excel spreadsheets seem dated compared to this.”
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“I've used numerous real estate investment tools, but not much compares to NestInsights. The software is amazing.”
Linda W.

Plans

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No credits and no trial that turns into a charge.

Free

For checking deals before you buy.

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Try the calculator
  • The full calculator and plain-English verdict
  • Every UK tax rule, kept up to date
  • Own name or company, side by side
  • Save 3 deals, compare and share them
  • Prices, rents and yields for every area

Pro

For building and running a portfolio.

2 months free yearly

£9a month, or £90 a year. Cancel any time.

See what's in Pro
  • Everything in Free, plus unlimited saved deals with PDF and Excel reports
  • An overview of the homes you own
  • Money in and out, with tax-year statements for your accountant
  • Repairs, contacts and certificate reminders
  • Every area ranked, with the full map and alerts for areas you follow

Questions

What's free?

The full deal calculator, every tax rule and up to 3 saved deals, for as long as you like. You don't need a card, and you don't need an account to try a deal.

Can I cancel Pro?

Yes, at any time, from your account page. Pro keeps working until the end of the month or year you've paid for, and nothing you've saved is deleted.

Does it work for Wales?

Yes. A Welsh postcode switches the deal to Land Transaction Tax, with Wales's own rates and higher rates for additional homes. Scotland and Northern Ireland have different taxes, so they aren't covered.

What if I buy through a company?

Pick a limited company as the buyer, or compare both: the full breakdown puts owning in your own name next to a company, with corporation tax, dividend tax and the higher stamp duty a company pays.

Where do the numbers come from?

Stamp duty, Land Transaction Tax, income tax and corporation tax follow the published HMRC and Welsh Revenue Authority rates. Each rule is dated, so the rules for your completion date are used. The results are estimates to help you decide, not financial advice.

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