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UK BRR (Buy-Refurbish-Refinance) Calculator

UK figures as of 21 June 2026 (2026/27 tax year)

Model a complete Buy-Refurbish-Refinance deal: total cash in, the lump you pull back out on refinance, the money left in the deal, and the rental cash flow and return once it is let. Stress-test a deal in under a minute before you offer.

Purchase

£
£

Refurbishment

£
%
months

Bridging finance

%
%
%

Refinance & rent

£
%
%
%
£
£

Money left in the deal

£28,129
7.00% cash-on-cash return
Marginal — money left in with a thin return.

Cash in

Deposit (after bridging)£36,000
Stamp Duty£6,000
Refurb incl. contingency£27,500
Bridging arrangement fee£1,680
Bridging interest (rolled)£4,536
Refinance fee (on new loan)£4,163
Total cash in£82,879

Refinance

New BTL loan£138,750
Cash released (repays bridge)£54,750
Money left in£28,129
Equity created£46,250

Cash flow (let)

BTL mortgage (monthly)£636
Net cash flow (monthly)£164
Net cash flow (annual)£1,969
70% rule: a common quick filter is to pay no more than 70% of GDV minus refurb — about £102,000 here. Your price is above that guide.
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What the BRR strategy actually is

Buy-Refurbish-Refinance (BRR, sometimes BRRR with a final Repeat) is a UK investor strategy: buy a property below its potential value (often needing work), refurbish it to force the value up, then refinance against the new, higher value. If the refinance releases most or all of your original cash, you can recycle that capital into the next deal - building a portfolio without saving a fresh deposit each time.

The whole strategy lives or dies on one number: how much money is left in the deal after refinance. This calculator makes that number obvious, then shows whether the rent still works once a higher mortgage sits on the property.

How the calculator works

  • Purchase costs: purchase price, the 5% additional-property SDLT surcharge, plus legal, survey and buying fees.
  • Project costs: refurbishment budget and any holding/finance costs during the works.
  • Cash in: deposit + all costs + refurb - the total you commit before refinance.
  • Refinance: enter the post-works valuation (the GDV) and the loan-to-value your lender offers; the new loan repays the original borrowing and returns the surplus.
  • Money left in: cash in minus cash pulled out - the capital still tied up in the deal.
  • Return: net annual cash flow divided by money left in gives a cash-on-cash ROI that is far more honest than headline yield.

Worked example - a typical BRR

Buy at 120,000 pounds, refurb 25,000. SDLT (additional property): 6,000. Fees 3,000.

Deposit at 75% LTV purchase = 30,000. Cash in is about 30,000 + 6,000 + 3,000 + 25,000 = 64,000.

Post-works valuation (GDV) 185,000. Refinance at 75% LTV = 138,750 new loan.

New loan repays the 90,000 purchase mortgage, returning about 48,750 (less refi fees).

Money left in is about 64,000 - 48,750 = 15,250 - most of the capital recycled.

Lenders almost always require a refinance to be against the open-market value, and most apply a 6-month ownership rule before they will lend against an uplifted value. Always confirm your lender's seasoning policy before you bank on the pull-out.

Frequently asked questions

What counts as a good BRR deal?
Most UK investors aim to pull out all or nearly all of their cash (a no-money-left-in deal) while keeping the property cash-flow positive after the larger mortgage. A few thousand left in with strong monthly cash flow is still a strong result.
Does the 5% stamp duty surcharge apply to a BRR?
If the property is an additional residential property (which a BRR investment normally is), the 5% SDLT surcharge applies on top of standard rates for purchases completing on or after 31 October 2024. The calculator includes it by default.
Why use money-left-in instead of yield?
Once you refinance, very little of your own cash remains in the deal, so the rental return on that small amount (cash-on-cash) is what really matters. Headline yield ignores how much capital you got back.

Related calculators

Rental Yield →Buy-to-Let Profit (Section 24) →Remortgage Savings →Stamp Duty (SDLT) →

Important: BrickCrunch provides general information and estimates only — this is not financial, tax, mortgage or legal advice. Calculations are simplified and your circumstances may differ. UK tax and rate figures are checked against gov.uk (21 June 2026 (2026/27 tax year)) but rates change and errors are possible. Always confirm figures with gov.uk or a qualified professional before making decisions.