--- title: "Rental Yield & BTL ROI Calculator UK 2026 — Gross, Net & Cash-on-Cash | First Rung Now" description: "Free UK rental yield and buy-to-let ROI calculator (2026). Gross yield, net yield, monthly cashflow and cash-on-cash return — free UK BTL broker quote." lang: en-GB json-ld: | [ { "@context": "https://schema.org", "@type": "Organization", "name": "First Rung Now", "url": "https://firstrungnow.com", "description": "Independent UK mortgage education and broker matching service.", "address": { "@type": "PostalAddress", "addressCountry": "GB" } }, { "@context": "https://schema.org", "@type": "WebSite", "name": "First Rung Now", "url": "https://firstrungnow.com" }, { "@context": "https://schema.org", "@type": "FAQPage", "mainEntity": [ { "@type": "Question", "name": "What's a good rental yield in the UK?", "acceptedAnswer": { "@type": "Answer", "text": "Gross 6%+ is generally strong; 5% is workable in higher-capital-growth areas; below 5% needs strong growth to justify the risk. Northern cities regularly deliver 7–9%." } }, { "@type": "Question", "name": "Should I buy UK buy-to-let in personal name or a limited company?", "acceptedAnswer": { "@type": "Answer", "text": "Higher-rate taxpayers with 3+ properties usually benefit from a limited company (full mortgage interest deduction, 19–25% Corp Tax). A specialist broker will run both structures side by side." } }, { "@type": "Question", "name": "How is rental yield calculated in the UK?", "acceptedAnswer": { "@type": "Answer", "text": "Gross yield = annual rent ÷ property price × 100. Net yield subtracts mortgage interest, insurance, letting fees, void allowance (usually 8%) and maintenance (usually 10%)." } }, { "@type": "Question", "name": "What are the highest-yielding UK cities in 2026?", "acceptedAnswer": { "@type": "Answer", "text": "Sunderland, Bradford, Middlesbrough and Liverpool regularly top 8% gross yield. Manchester, Sheffield and Nottingham deliver 6–7% with stronger capital growth." } }, { "@type": "Question", "name": "How much tax do UK landlords pay on rental income?", "acceptedAnswer": { "@type": "Answer", "text": "Personal name: rental profit taxed at your marginal rate (20/40/45%), with a 20% tax credit on mortgage interest. Ltd company: 19–25% Corporation Tax on profit, then dividend/salary extraction is taxed personally." } }, { "@type": "Question", "name": "Is buy-to-let still profitable in the UK in 2026?", "acceptedAnswer": { "@type": "Answer", "text": "Yes for cash-rich or Ltd Co landlords in high-yield areas; margins are thin for higher-rate personal-name landlords on 75% LTV in London/South East. A broker + accountant should sanity-check every deal." } } ] } ] --- [Skip to content](#main) [![First Rung Now](/assets/logo-mark-BqLOgqvj.png) First Rung Now UK Mortgage Guides ](/) - Mortgages - Remortgages - Buy To Let - Bad Credit - Calculators - Guides - [Find a Broker](/find-a-mortgage-broker) - [About](/about) [Speak to a Vetted Broker](/find-a-mortgage-broker) 1. [Home](/) 2. [Calculators](/calculators) 3. Investment Investment Calculators # Property investment calculators Any BTL that doesn't stack on both yield and cashflow is a hobby, not an investment. Model gross yield, net cashflow and cash-on-cash ROI before you offer. ## Rental yield & BTL ROI calculator Enter your figures, then add your name and phone to reveal the result. Free, no credit check. Property price (£) Deposit (£) Monthly rent (£) Monthly running costs (£) Mortgage rate (%) Get your result & a free broker sense-check Add your name and phone (required) — we'll show your figures and optionally match you with a vetted FCA-regulated broker. No spam, no credit checks. Your name \* Phone number \* Email (optional) I'd like to be matched with a vetted broker for a free, no-obligation chat. Untick if you only want the calculation. Show my result By submitting you agree to our [Privacy Policy](/privacy-policy). ## More investment calculators ### Property investment calculator Full deal-analyser: purchase, refurb, refinance, rent, exit. [Ask a broker to run this](/find-a-mortgage-broker) ### Buy-to-let ROI calculator Cash-on-cash return on the money actually deployed. [Ask a broker to run this](/find-a-mortgage-broker) ### Rental profit calculator Rent − mortgage interest − expenses − Section 24 tax impact. [Ask a broker to run this](/find-a-mortgage-broker) ### Cash flow calculator Monthly surplus after mortgage, void allowance, management and maintenance. [Ask a broker to run this](/find-a-mortgage-broker) ### Capital growth calculator Compound property value at your assumed growth rate over 5/10/20 years. [Ask a broker to run this](/find-a-mortgage-broker) Every scenario above depends on lender-specific criteria (income multiples, ICR, stress rates, credit profile). A vetted FCA-regulated broker will run the exact numbers for your situation in one working day. ## Frequently asked questions ### What's a good rental yield in the UK? Gross 6%+ is generally strong; 5% is workable in higher-capital-growth areas; below 5% needs strong growth to justify the risk. Northern cities regularly deliver 7–9%. ### Should I buy UK buy-to-let in personal name or a limited company? Higher-rate taxpayers with 3+ properties usually benefit from a limited company (full mortgage interest deduction, 19–25% Corp Tax). A specialist broker will run both structures side by side. ### How is rental yield calculated in the UK? Gross yield = annual rent ÷ property price × 100. Net yield subtracts mortgage interest, insurance, letting fees, void allowance (usually 8%) and maintenance (usually 10%). ### What are the highest-yielding UK cities in 2026? Sunderland, Bradford, Middlesbrough and Liverpool regularly top 8% gross yield. Manchester, Sheffield and Nottingham deliver 6–7% with stronger capital growth. ### How much tax do UK landlords pay on rental income? Personal name: rental profit taxed at your marginal rate (20/40/45%), with a 20% tax credit on mortgage interest. Ltd company: 19–25% Corporation Tax on profit, then dividend/salary extraction is taxed personally. ### Is buy-to-let still profitable in the UK in 2026? Yes for cash-rich or Ltd Co landlords in high-yield areas; margins are thin for higher-rate personal-name landlords on 75% LTV in London/South East. A broker + accountant should sanity-check every deal. Why we ask for your details Calculators are educational. A free broker sense-check turns them into something actionable — specific to your credit profile, income type and lender criteria. ### Speak with a vetted broker Free introduction to an FCA-regulated adviser experienced in your scenario. [Match me with a broker](/find-a-mortgage-broker) ### All calculator categories - [Affordability](/calculators/affordability) - [Repayments](/calculators/repayments) - [Borrowing & LTV](/calculators/borrowing) - [Remortgage](/calculators/remortgage) - [First-Time Buyer](/calculators/first-time-buyer) - [Buy-to-Let](/calculators/buy-to-let) - [Equity](/calculators/equity) - [Costs & Stamp Duty](/calculators/costs) - [Overpayments](/calculators/overpayments) - [Comparison](/calculators/comparison) - [Specialist mortgages](/calculators/specialist) - [Refinance & Switching](/calculators/refinance) - [Income](/calculators/income) - [Investment](/calculators/investment) First Rung Now Independent UK mortgage education and broker matching. We don't sell mortgages — we help you understand them, then connect you with vetted advisers. Brokers are FCA-regulated [hello@firstrungnow.com](mailto:hello@firstrungnow.com) ### Hubs - [Mortgages](/mortgages) - [Remortgages](/remortgages) - [Buy To Let](/buy-to-let) - [Bad Credit Mortgages](/bad-credit-mortgages) - [All Calculators](/calculators) - [All Guides](/mortgage-guides) - [Find a Broker](/find-a-mortgage-broker) ### Calculators - [Affordability Calculator](/calculators/affordability) - [Repayment Calculator](/calculators/repayments) - [Loan-to-Value (LTV) Calculator](/calculators/borrowing) - [Remortgage Savings Calculator](/calculators/remortgage) - [First-Time Buyer Calculator](/calculators/first-time-buyer) - [Buy-to-Let Calculator](/calculators/buy-to-let) - [Home Equity Calculator](/calculators/equity) - [Stamp Duty Calculator](/calculators/costs) - [Overpayment Calculator](/calculators/overpayments) - [Rent vs Buy Calculator](/calculators/comparison) - [Self-Employed Calculator](/calculators/specialist) - [Fixed-Rate Expiry Calculator](/calculators/refinance) - [Salary to Mortgage Calculator](/calculators/income) - [Rental Yield & ROI Calculator](/calculators/investment) ### Bad credit & specialist - [Bad Credit Mortgage Checker](/bad-credit-mortgage-checker) - [Poor Credit Mortgage Lenders](/poor-credit-mortgage-lenders) - [Remortgage with Bad Credit](/remortgage-with-bad-credit) - [Bad Credit + Large Deposit](/mortgage-with-bad-credit-but-large-deposit) - [Contractor Bad-Credit Mortgages](/mortgages-for-contractors-with-bad-credit) - [First-Time Buyer Adverse Credit](/first-time-buyer-adverse-credit-mortgages) - [MIP with Bad Credit](/mortgage-in-principle-bad-credit) ### Buy-to-let & bridging - [Best HMO Mortgage Lenders](/best-hmo-mortgage-lenders) - [Holiday Let Mortgages](/holiday-let-mortgages-best-rates) - [Limited Company BTL](/landlord-misconceptions-limited-company-btl) - [BTL Houses Sheffield](/buy-to-let-houses-sheffield-mortgage) - [BTL Interest-Only Calculator](/buy-to-let-interest-only-calculator) - [Bad Credit Bridging Loan](/bad-credit-bridging-loan) - [Bridging Loans for Bad Credit](/bridging-loans-for-bad-credit) ### Rates, rules & circumstances - [Fixed vs Tracker](/fixed-vs-tracker-mortgage) - [Tracker vs Fixed (Rates)](/tracker-vs-fixed-mortgage) - [Does MIP Include Deposit?](/mortgage-in-principle-deposit) - [House Buying Timeline](/house-buying-timeline) - [Two Residential Mortgages](/two-residential-mortgages) - [Parent–Child Joint Mortgage](/parent-child-joint-mortgage) - [Spouse Visa Mortgages](/mortgage-lenders-for-spouse-visa-uk) - [RIO Mortgage Calculator](/retirement-interest-only-mortgage-calculator) - [Overpay Mortgage or Pension](/overpay-mortgage-or-pension) © 2026 First Rung Now. Educational content — not financial advice. Your home may be repossessed if you do not keep up repayments on your mortgage. [About](/about)· [Privacy](/privacy-policy)· [Terms](/terms)· First Rung Now is not a broker. We connect users with FCA-regulated mortgage advisers.