a free tool by BrickSift

Free Property Deal Analyser UK: BTL, HMO, BRRR & Flip

Run the numbers on any UK property deal as a buy to let (BTL), a house in multiple occupation (HMO), a flip and a buy, refurbish, refinance, rent (BRRR), side by side. Your numbers only, nothing pre-filled. Stamp duty for England and Northern Ireland is worked out for you, and you can override it.

Run the numbers Download free spreadsheet
  • FreeNo signup and no card to run the numbers
  • Nothing pre-filledEvery figure is yours
  • Stamp duty worked outEngland and Northern Ireland, with override
  • Side by sideBuy to let, HMO, flip and BRRR from one set of inputs
Stage 1: the buy
what you would actually pay for it
legals, survey, sourcing fee, broker: everything it costs you to buy
Ownership
Answer the two questions above and enter a price, and it is worked out for you. Or type your own.
Paying how?
your works quote and any other costs, or build it item by item below
what it will be worth with the work done: what finished similar homes sell forNot sure of the end value? See nearby sold comparables on BrickSift →
agent and legal fees when you sell
Stage 2: the hold
the refinance loan, as a percent of the final property value
the refinance loan’s yearly rate, interest only
fees on the refinance loan; leave blank if none
what the whole property would let for, per monthNeed local rents and SpareRoom HMO room-rent ranges? Check on BrickSift →
how many rooms you would let
what one room lets for, per monthNeed local rents and SpareRoom HMO room-rent ranges? Check on BrickSift →
leave blank to use rooms × rent per room; type a total and it is used instead
your letting agent’s fee, as a percent of rent; 0 if you self-manage
per month: insurance, maintenance, empty months, any bills you pay
your HMO manager’s fee, as a percent of rent; 0 if you self-manage
per month: bills, council tax, broadband, cleaning, maintenance, empty rooms

Your numbers, side by side

Buy to let

Still needs: Purchase price, Paying how?, Buying costs, Stamp duty (SDLT), Refurb / other works, Monthly rent, Management, Running costs

HMO

Still needs: Purchase price, Paying how?, Buying costs, Stamp duty (SDLT), Refurb / other works, Rooms, Rent per room, HMO management, HMO running costs

Flip

Still needs: Purchase price, Paying how?, Buying costs, Stamp duty (SDLT), Refurb / other works, Final property value (GDV), Selling costs

BRRR

Still needs: Purchase price, Paying how?, Buying costs, Stamp duty (SDLT), Refurb / other works, Final property value (GDV), New loan size (LTV), New interest rate, Monthly rent, Management, Running costs

Arithmetic on your inputs: not a valuation, not advice.

Chasing more than one property? Track viewings, offers, agent follow-ups and daily price drops in one place on BrickSift →

A deal can look fine on the purchase price and still fail in the spreadsheet.

One property, four ways to run it, and a different set of numbers for each. Copy a formula wrong, forget the bridging interest or the lender’s fee, and a profit on paper becomes a loss in the bank.

Deal Analyser puts every cost of the buy and the hold in one place, and shows all four strategies from the same inputs.

Every strategy on one screen. With nothing invented.

Nothing pre-filled

Every field starts blank, unless you load your own saved settings. We do not guess your mortgage rate, your refurb or your rent. Until you enter a figure, that column stays incomplete and tells you what is missing.

Stamp duty (SDLT) built in

England and Northern Ireland residential rates, including the 5% additional-property surcharge, worked out automatically. You can always type your own figure, and for Scotland (Land and Buildings Transaction Tax, LBTT) and Wales (Land Transaction Tax, LTT) you enter it yourself.

The comparison is the verdict

No traffic lights, no star ratings, no “maximum offer price”. You see monthly cashflow, gross yield, money left in and return on money in, side by side. You make the call.

Built by UK property investors, backed by BrickSift.

We built Deal Analyser because we were tired of guessing. As active investors, we wanted one fast way to compare four strategies on a single property without rebuilding formulas every time a listing came in.

Deal Analyser runs on the calculation engine built for BrickSift: statutory stamp duty bands, an 81-item UK refurb cost library, and figures rounded to the penny. No course to sell you. No locked formulas.

How to analyse a UK property deal in three steps

  1. Enter the buy

    Purchase price, buying costs, refurb, and how you are financing it (cash, mortgage or bridging loan).

  2. Pick your strategies

    Compare buy to let, HMO, flip and BRRR side by side, or focus on one.

  3. Read the columns

    Monthly cashflow, money left in, return on money in, and for BRRR the purchase price at which no money is left in.

Four strategies, one set of numbers

Buy to let (BTL)

Monthly cashflow after the mortgage payment, management and your running costs.

Open the Buy to let calculator →

HMO

Rent from rooms × rent per room (or your own total), less mortgage, management and running costs.

Open the HMO calculator →

Flip

Profit after buying costs, stamp duty, bridging fees and interest, refurb, and selling costs.

Open the Flip calculator →

BRRR (buy, refurbish, refinance, rent)

Money left in after the refinance, plus your cashflow on the new mortgage.

Open the BRRR calculator →

Numbers, not a pitch.

Deal Analyser is not built to sell you a course or keep you excited. It shows the arithmetic, including the parts that hurt. If a deal loses money after bridging interest and letting fees, the column shows a negative figure.

We give you the numbers. You decide whether to offer, renegotiate or walk away.

Pair your numbers with the market’s.

A calculator is only as good as the figures you put in. When you need to check what a refurbished house sells for, or what rooms rent for nearby, BrickSift has:

  • Land Registry sold prices for the street and the area.
  • SpareRoom room rents for your postcode.
  • Rightmove price history: how long a property has sat, and every reduction.
Explore the market data on BrickSift →

Prefer Excel or Google Sheets? Download the free spreadsheet.

The same Buy and Hold arithmetic as the calculator, in a spreadsheet you keep. Free, no signup.

  • Blank 4-strategy template: every input starts empty
  • A worked-example tab so you can see it filled in
  • 81-item refurb sheet that totals into the template
  • England and Northern Ireland stamp duty tab
  • Open formulas: change them, extend them, keep them

The all-money-out purchase price for BRRR is in the online calculator only.

Download free spreadsheet (.xlsx)

Excel format. Opens in Google Sheets and LibreOffice.

Questions people ask

Is there a free property deal analyser for UK property?

Yes. Deal Analyser is free to use online with no signup and no card. Compare buy to let, HMO, flip and BRRR side by side, or download the free spreadsheet to work offline.

How do you calculate rental yield and return on money in?

Gross rental yield is a year’s rent divided by the purchase price. Return on money in is a year’s cashflow divided by the cash you actually put in: deposit, buying costs, stamp duty, lender fees, any bridging interest, and refurb. For a BRRR, it is a year’s cashflow divided by the money left in after the refinance. For a flip, it is the profit divided by the cash you put in. Yield describes the property; return on money in describes your cash.

Why doesn’t Deal Analyser give me a “maximum offer price”?

Because that figure depends on your own target return, and we will not pick one for you. For BRRR, the calculator does show one price, quietly: the purchase price at which no money is left in after the refinance (all money out, or MIMO), with stamp duty recalculated at each price. Everything else is your call.

Can I save my deals or export them?

Yes, with a free BrickSift account: save deals and your default settings, email yourself a deal report, and export your saved deals. Running the numbers needs no account.

Know your numbers before you make the offer.

See bridging fees, stamp duty, rent and cashflow in one view, for every strategy you are considering, before you speak to the agent.

Run the numbers, not a hunch.

Test your next UK property deal across every strategy.

Run the numbers Download free spreadsheet