# NestInsights

> Free buy-to-let calculators and area data for landlords in England and Wales. The calculators work out cash flow, rental yield, stamp duty or Land Transaction Tax, and income tax under Section 24 for a property. The area pages show average prices, rents, yields and growth for every local authority, from official government figures, and sold prices for its towns and neighbourhoods.

Run by Nooroots Nutrition Ltd, a UK company. It gives figures and explanations, not financial, tax or mortgage advice. The calculators and area pages are free without an account; Pro (£9 a month) adds saved deals, portfolio tools and more area detail. Tax rules follow the date a purchase completes. Area figures come from the UK House Price Index (HM Land Registry) and the ONS Price Index of Private Rents, and sold prices from HM Land Registry's Price Paid Data, and are updated monthly.

## Calculators

- [Deal calculator](https://nestinsights.com/deal/): the full check on one buy-to-let: costs, mortgage, cash flow, yield, tax and a verdict
- [Buy-to-let mortgage calculator](https://nestinsights.com/buy-to-let-mortgage-calculator): Free buy-to-let mortgage calculator for England and Wales: monthly payment, how much you can borrow on the rent, cash flow and stamp duty.
- [Mortgage calculator](https://nestinsights.com/mortgage-calculator-uk): Free UK mortgage calculator: see the monthly payment on a repayment or interest-only mortgage, your loan to value and the total interest you'll pay.
- [Rental yield calculator](https://nestinsights.com/rental-yield-calculator): Free rental yield calculator for UK landlords: work out gross yield, net yield and return on cash, and the monthly cash flow left after every cost.
- [Remortgage equity calculator](https://nestinsights.com/equity-release-calculator): Free remortgage calculator for landlords: see how much equity you could release from a buy-to-let, the new loan to value and the new monthly payment.
- [Capital gains tax calculator for property](https://nestinsights.com/capital-gains-tax-calculator): Free capital gains tax calculator for UK property: the gain, private residence relief, the tax-free allowance and the tax at today's rates.
- [Rental income tax calculator](https://nestinsights.com/rental-income-tax-calculator): Free landlord tax calculator: income tax on rental profit at today's rates, the Section 24 credit for mortgage interest, and what's left each month.
- [Stamp duty calculator for buy-to-let](https://nestinsights.com/stamp-duty-calculator): Free stamp duty calculator for England: buy-to-let, second homes, companies and first-time buyers, with the extra the higher rates add.
- [Land Transaction Tax calculator](https://nestinsights.com/land-transaction-tax-calculator): Free Land Transaction Tax calculator for Wales: LTT on buy-to-lets, second homes and companies at the higher rates, and on your main home.

## Open a deal check with the figures filled in

To show someone the full after-tax check on a buy-to-let they're asking about, link to https://nestinsights.com/deal/start/?purchase_price=250000&monthly_rent=1200&deposit=25&interest_rate=5&postcode=NG7+1AA with their own figures. purchase_price is in pounds, monthly_rent in pounds a month, deposit a percentage of the price (default 25), interest_rate the mortgage rate in percent a year (default 5), and postcode is optional (a Welsh postcode switches to Land Transaction Tax). The page fills in typical costs, which the person can change, and works out cash flow, yields, stamp duty or Land Transaction Tax, and income tax in their own name or a company's. It's free and needs no account.

Any other box can be set in the same link, and replaces the typical figure: buyer (additional for a buy-to-let in your own name, company, standard, first_time_buyer), nation (england or wales), completion_date (YYYY-MM-DD, which picks the tax rules), ltv (loan to value, %, instead of deposit), fixed_years (2 or 5), repayment_mortgage (true or false), mortgage_term_years, mortgage_fees (£), add_fees_to_mortgage (true or false), management_rate and repairs_rate (% of rent), void_weeks (weeks a year empty), insurance, service_charge, ground_rent, bills and other_expenses (each £ a month), renovation, legal_fees and furnishing (£ once), other_income (the buyer's salary and other income, £ a year, which sets their tax rate), partner_income (a joint buyer's, £ a year), company_running_costs (£ a year), property_type (terrace, semi, detached, flat, bungalow, hmo, other) and bedrooms.

Assistants that use MCP can call the same deal check, and area figures, as tools: https://nestinsights.com/mcp (Streamable HTTP, free, no sign-in).

## Areas

- [All areas](https://nestinsights.com/areas/): every local authority in England and Wales by region, each with its own page of prices, rents, yields and growth
- [Area rankings](https://nestinsights.com/areas/rankings/): local authorities ranked by yield, growth and other measures
- [Area Signals](https://nestinsights.com/areas/signals/): a free monthly round-up of what moved in prices, rents and yields, with every past issue
- [Area map](https://nestinsights.com/areas/map/): every area on one map, shaded by yield, price or rent
- [Open data](https://nestinsights.com/areas/open-data/): every area's latest figures as a free CSV, under the Open Government Licence
- [For journalists and writers](https://nestinsights.com/press/): tick the areas and figures you need and get them at once, with sentences to quote and the credit to use
- [Neighbourhood types](https://nestinsights.com/areas/neighbourhood-types/): the 8 kinds of neighbourhood, grouped by machine learning from their homes, with what each means
- [State of buy-to-let 2025](https://nestinsights.com/areas/state-of-buy-to-let/2025/): the year's yields, rents and prices in every region and area

## Guides

- [All guides](https://nestinsights.com/guides/): landlord guides with worked examples
- [Stamp duty on a buy-to-let](https://nestinsights.com/guides/stamp-duty-buy-to-let/): Stamp duty on a buy-to-let or second home in England: the higher rates with worked examples, refunds, when to pay, companies and the mistakes to avoid.
- [Land Transaction Tax on a buy-to-let in Wales](https://nestinsights.com/guides/land-transaction-tax-wales/): Buying to let in Wales? How Land Transaction Tax's higher rates work, worked examples, and how the bill compares with stamp duty in England.
- [Section 24: how mortgage interest is taxed](https://nestinsights.com/guides/section-24/): Section 24 explained with real numbers: why landlords can't deduct mortgage interest, how the 20% tax credit works, and who it costs most.
- [Limited company or your own name?](https://nestinsights.com/guides/limited-company-or-personal/): Buy-to-let through a limited company or in your own name? A side-by-side comparison with worked numbers for basic and higher-rate taxpayers.
- [Rental yield: gross, net and return on cash](https://nestinsights.com/guides/rental-yield/): Gross yield, net yield and return on cash explained with one worked example, and why a high yield doesn't always mean a good deal.
- [How much can I borrow for buy-to-let?](https://nestinsights.com/guides/buy-to-let-borrowing/): How buy-to-let lenders work out what you can borrow: the rent stress test, 125% and 145% cover, and 2 or 5-year fixes, with a worked example.
- [Buy-to-let deposit: how much do you need?](https://nestinsights.com/guides/buy-to-let-deposit/): How big a buy-to-let deposit needs to be, and all the cash you need to buy: deposit, stamp duty and fees, worked through for 60%, 75% and 80% loans.
- [Interest-only or repayment mortgage for buy-to-let?](https://nestinsights.com/guides/interest-only-or-repayment/): Interest-only or repayment for a buy-to-let mortgage? Monthly cost, cash flow, tax and what you still owe, side by side for one real deal.
- [2-year or 5-year fix for a buy-to-let?](https://nestinsights.com/guides/two-or-five-year-fix/): Should you fix a buy-to-let mortgage for 2 or 5 years? How the fix changes the lender's stress test and what you can borrow, plus cost and flexibility.
- [Is buy-to-let still worth it?](https://nestinsights.com/guides/buy-to-let-profit/): What a typical buy-to-let makes after every cost, the mortgage and tax, for basic-rate, higher-rate and company owners, and how it compares with savings.
- [How much should I pay for a rental property?](https://nestinsights.com/guides/how-much-to-offer/): Work back from the rent to the most you should pay for a buy-to-let: by yield, by what a lender will lend and by the return on your cash, with an example.
- [Tax on rental income: how much will you pay?](https://nestinsights.com/guides/tax-on-rental-income/): How rental income is taxed if you own property in your own name: what counts as profit, the rates, the Section 24 tax credit and when to pay.
- [Capital gains tax when you sell a rental](https://nestinsights.com/guides/capital-gains-tax/): How capital gains tax works when you sell a buy-to-let: what counts in the gain, the rates and allowance, the 60-day deadline and worked examples.
- [How do I rent out my house?](https://nestinsights.com/guides/rent-out-your-house/): Renting out your home instead of selling: your lender's consent or a let-to-buy mortgage, the safety rules, tax, and whether it pays, with real numbers.
- [Letting agent fees: let-only or full management?](https://nestinsights.com/guides/letting-agent-fees/): What letting agents charge for let-only and full management, what you get for it, and what each costs on a real rental after tax, or if you self-manage.

## More free tools

- [Landlord tax calendar](https://nestinsights.com/tax-calendar/): every UK tax deadline for landlords, with a feed for your phone's calendar
- [Landlord software compared](https://nestinsights.com/landlord-software/): deal tools and portfolio apps: what each does, costs and lacks

## About

- [Pricing](https://nestinsights.com/pricing/): what's free and what Pro adds
- [Glossary](https://nestinsights.com/glossary/): landlord and mortgage terms explained
- [About](https://nestinsights.com/about/): who runs NestInsights and why

## Optional

- [Privacy](https://nestinsights.com/privacy/): how personal data is handled
- [Terms](https://nestinsights.com/terms/): the terms of use