Run the same property finance calculations professional investors use. See exactly how much capital you'll recycle, your cash flow, and whether your deal stacks up before you commit a pound.
What You'll Calculate
Money Left In
Capital remaining after refinancing. Negative = successful recycling. The core BRRR number.
ROCE
Return on Capital Employed. Annual cash flow as a % of capital left in. £0 left = infinite ROCE.
Monthly Cash Flow
Real profit after mortgage, management, maintenance, voids, insurance, and compliance.
Gross & Net Yields
True annual returns, both before and after operating costs. Net yield is the number that actually matters.
What's Included
Capital recycling and refinance analysis: Full BRRR cycle including Money Left In, ROCE, and whether you've successfully pulled your capital out.
True monthly cash flow: Calculated after mortgage, management, maintenance, insurance, voids, and compliance costs — not just rent minus mortgage.
Gross and net yields: Both metrics calculated against your total capital deployed, not just the purchase price. Net yield is what actually matters.
How It WorkS
Purchase & Refurbishment
Enter purchase price, buying costs (stamp duty, legal fees, surveys), and total refurbishment budget including contingency.
Rental Income & Costs
Add anticipated monthly rent and all running costs: mortgage, management, maintenance, insurance, and voids.
Refinance Details
Input your refinance valuation estimate, new LTV percentage, and any refinance fees to see how much equity you can release.
Review Your Numbers
The calculator instantly shows Money Left In, ROCE, monthly cash flow, and gross and net yields with a full cost breakdown.
Why Deals Collapse
The BRRR strategy promises capital recycling: buy below market value, refurbish, rent, refinance, and pull your money back out. Repeat indefinitely.
The reality? Most BRRR deals trap capital rather than recycle it. Investors only find out after they've committed.
You estimate £180,000 ARV based on comparable sales of £185,000. You plan to refinance at 75% LTV, releasing £135,000. Then the surveyor values it at £165,000. Your refinance drops to £123,750. You've trapped an extra £11,250+ in the deal.
Why this happens
Surveyors apply mortgage lending methodology, not open market valuations. They stress-test rental coverage, apply downward adjustments for market conditions, and factor in comparable sale dates. The gap between your ARV estimate and the surveyor's lending valuation is where most BRRR deals collapse.
Even when refinance hits target, weak cash flow kills deals. Investors calculate mortgage costs but forget to stress-test at lender assessment rates (5.5–6.5% vs product rates of 4.5%). They underestimate voids, maintenance, and management.
A property with £800 rent and £600 mortgage looks profitable at £200 monthly. Add management (£120), maintenance (£40), insurance (£30), compliance (£25), and one month's void annually (£67/month averaged) and your "£200 profit" becomes £18 PCM, or negative. One boiler repair wipes out years of gains.
Professional investors test every deal against all three before making offers.
best case
Conservative refurb, achievable ARV, immediate letting.
bASE case
15% refurb contingency, surveyor's 5–10% discount, one month void.
WORST case
25% overrun, maximum surveyor discount, two months void.
If your worst case delivers acceptable ROCE and positive cash flow, the deal works. If your best case barely breaks even, you're gambling.
Money Left In
Capital remaining after refinancing. Negative = successful recycling. Positive shows trapped capital.
ROCE
Annual cash flow as a % of capital left in. £0 left in = infinite returns. Target 15%+ if capital remains.
Net Yield
True returns after ALL operating costs. The number that actually matters for investment decisions.
Monthly Cash Flow
Real profit after mortgage, management, maintenance, voids, insurance, and compliance costs.
Common Questions
How accurate is this BRRR calculator?
The calculator uses standard property finance formulas but relies on your input accuracy. Refinance valuations, rental income, and actual costs will vary. Always build in conservative assumptions and contingency.
What LTV should I use for refinance calculations?
Most residential investment properties refinance at 75% LTV. Some specialist lenders offer 80% for strong deals. Use conservative LTV assumptions (75% or lower) for realistic projections.
Should I include stamp duty in my calculations?
Yes. All acquisition costs (stamp duty, legal fees, surveys, broker fees) are part of your total capital deployed. The calculator factors these into Money Left In and yield calculations to show true returns.
What's a good ROCE for a BRRR deal?
If you successfully recycle all capital (£0 or negative left in), any positive cash flow delivers infinite ROCE. That's the BRRR goal. If capital remains deployed, aim for 15%+ ROCE minimum to justify the complexity versus simpler BTL strategies.
Can I use this for HMO BRRR deals?
Yes, but HMO refinance valuations often differ from single-let properties. Some lenders use commercial methodology (capitalising net income), others use comparable sales. Run your HMO through our HMO Valuation Calculator too for dual methodology comparison.
What BRRR (Buy, Refurbish, Rent, Refinance, Repeat) means?
BRRR is a UK property investment strategy. You buy a below-market-value property, refurbish it to increase its value, rent it out, then refinance at the new higher value to pull your original capital back out, leaving you with a tenanted property using other people's money.
More Free Tools
Every calculator your deals need. Free, no signup required.
Ready to Go Further?
Analyse deals with the same tools professional investors use. Property Filter gives you the software, data, and community to close more deals, not chase pipe dreams.