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Rental yield calculator · free

What will a home in the UK really earn you, after every cost and tax?

Each country’s buying duties, yearly charges and tax on rent come from our Library, read at the government’s own pages and dated. You type only what the market sets: the rent, the building’s charges, the agent and the loan.

Your home in the United Kingdom

Example: a Manchester flat bought by a second-home owner living abroad. Change any figure.

Where, and who is buying

You are
Will you own another home anywhere?Most investors do: it raises the buying tax.
Do you get the UK tax-free allowance?Yes for British, EEA, Indian, Sri Lankan and Thai nationals living at home; no for US and UAE residents.

The home

The rent You type

Approved to get rent without tax taken (form NRL1)?

Running it You type

Loan and tax

Tax year

Your yield

4.02%a year after every cost and UK tax, on the £215,600 you put in. Before finance.
Advertised (gross)6.90%
After costs4.02%
After tax4.02%
Total to buy£215,600

Your first year, in cash

Rent for 11 months£12,650Tax kept back from the rent−£1,734Yearly costs−£3,979In your account£6,937Back when you file your return+£1,734
£1,734 is kept back; your real tax is £0.

You get the difference only after filing a return in the UK. Filing every year is what turns this back into yield.

Manchester flats: official rent ÷ official price: 6.95% gross. Private rent and house prices · 26 Oct 2026

Every figure, with its source

What went into 4.02%

Figures with a source come from our Library, read at the official page on the date shown. The rest are yours.

Stamp Duty Land Tax (second home, buyer abroad)£15,500Rates of Stamp Duty Land Tax for non-UK resident · 26 Oct 2026
HM Land Registry fee£100HM Land Registry registration services fees · 26 Oct 2026
Service charge and ground rent£1,800You typed it
Agent’s fee for finding a tenant£1,380You typed it
Safety checks, insurance and other yearly costs£600You typed it
Council Tax for 1 empty month£199Responsibility for Council Tax · 26 Oct 2026
UK income tax on the rent£0Income Tax rates and Personal Allowances · 26 Oct 2026
Agent keeps back 20% (Non-resident Landlords Scheme)£1,734What the Non-resident Landlords Scheme is · 26 Oct 2026

If the rent or the empty months change

Your yield after costs and tax, with the rent 10% lower to 10% higher.

3.43%-10%
3.73%-5%
4.02%Yours
4.32%+5%
4.61%+10%

One more empty month: 3.40%.

Rules to know in the United Kingdom

The United Kingdom abolished exchange control on 24 October 1979, so there is no official limit on sending UK rent or sale money abroad (HMRC Capital Gains Manual CG78400). CG78400 · 26 Oct 2026

How it works

Official rules, your figures, nothing guessed.

Advertised (gross) yield is a full year’s rent divided by the price. After costs takes off the months empty and every yearly cost, and divides by the price plus every buying cost. After tax also takes off the tax on the rent in the country where the home is, worked out with that country’s own bands and allowances for someone in your position.

Tax at home on the same rent: our free Tax guide works it out for ten home countries. Loan interest is shown separately, as the yield on your own money.

A planning tool: it works the yield out from the published rules and the figures you type. Currency movement, price growth, furnishing and the cost of selling sit outside it, and an advisor checks every figure for your own unit and date.

The yield is a starting point

Talk through this property’s numbers with an advisor.

A free 15-minute call: an advisor checks the rent evidence, the building’s charges and the title behind the yield, and tells you what the figure rests on.

Talk to an advisor