Buy-to-Let Calculator

Include mortgage, insurance, maintenance (1–2%), property tax, void periods (5–10%), management fees (8–10%), utilities you cover, and capital expenditure reserves.

Gross yield 5–8% is average. Net yield 3–5% is typical after costs. Anything < 2% net is hard to justify unless expecting significant capital growth.

Calculate yield on current rental income. Appreciation is bonus. If you're relying on 8% appreciation annually to make BTL work, the rental yield is too low.