See the true return on a buy-to-let measured against the cash you actually put in - deposit, buying costs and any refurb - after the mortgage and Section 24 tax. Yield tells you about the property; ROI tells you about your money.
The investment
£
%
£
£
Income & costs
£
£
%
Return on the actual cash you put in (deposit + costs + refurb), after Section 24 tax. Stamp Duty is added automatically with the 5% surcharge.
Return on cash invested
-0.31%
-£15/month net after tax
Deposit£45,000
Stamp Duty (incl. surcharge)£10,100
Total cash invested£58,100
Mortgage interest (annual)£7,425
Tax due (Section 24)£2,355
Net profit (annual, after tax)-£180
Cash-on-cash ROI-0.31%
Gross yield6.33%
This let loses money after tax at these inputs — check the rent, rate, or your tax band.
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Yield vs return on cash invested
Gross yield divides the rent by the property price, but you do not buy with the full price - you put in a deposit and borrow the rest. Cash-on-cash ROI divides your net profit by the cash you actually invested, so it reflects how hard your money is working once leverage and tax are taken into account.
Net profit is after mortgage interest and Section 24 (the 20% finance-cost credit).
ROI = net annual profit / cash invested. A higher-rate landlord on a high loan can see a thin or negative ROI even on a decent yield.
Worked example
180,000 property, 25% deposit (45,000), interest-only at 5.5%.
Cash in is about 58,000 once Stamp Duty (with the 5% surcharge) and fees are added.
On 950/month rent the after-tax return is close to break-even for a higher-rate landlord - which is exactly why the number is worth checking.
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Frequently asked questions
Why is my ROI lower than the yield?
Yield ignores the mortgage and tax. ROI nets off interest and Section 24, and divides by the cash you actually invested rather than the full price, so it is usually lower - and more honest.
Does it include capital growth?
No - this measures income return only. Total return adds any change in the property's value, which is separate and not guaranteed.
Report a bug or ask a question about this calculator
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.
