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Rental yield is your annual rent as a percentage of the property price. A £200,000 buy-to-let let at £950 a month yields about 5.7% gross; UK investors typically look for 5–8% gross, with net yield — after costs and voids — the number that really counts. The tools below model rental yield and cashflow, HMO room-by-room returns and capital gains tax.
Last reviewed · figures use 2025/26 UK rates.
Everything starts from sensible UK defaults — tune any input on the right and the answers update. The questions below cover yield, monthly cashflow, void exposure, and what it costs to get in the door.
Download PDF report →Frequently asked
What is a good rental yield in the UK?
UK buy-to-let investors typically aim for 5–8% gross yield. Net yield — what's left after letting fees, insurance, maintenance and void periods — is the figure that really matters, and is usually a couple of points lower than gross.
How is rental yield calculated?
Gross yield is annual rent divided by the property price, as a percentage. For example, a £200,000 property let at £950 a month earns £11,400 a year — a gross yield of about 5.7%.
Do I pay capital gains tax when I sell a buy-to-let?
Yes. CGT is charged on the gain above your annual allowance when you sell a property that isn't your main home, at 18% or 24% depending on your income band. The CGT tool estimates the bill for your figures.
Is converting to an HMO worth it?
Houses in multiple occupation often produce a higher yield than a single let because you collect rent room by room, but they carry extra licensing, management and conversion costs. The HMO tool models the room-by-room return.