Model a buy-refurbish-sell flip end to end: every cost from Stamp Duty to selling fees against your expected sale price, so you see the profit, the return on cost and the margin before you commit.
Buy & refurbish
£
£
£
%
£
Sell
£
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Net profit
£25,250
12.33% ROI · 10.98% margin
Purchase price£150,000
Stamp Duty£8,000
Refurb incl. contingency£33,000
Selling costs£5,750
Total cost£204,750
Profit before tax£25,250
Return on cost12.33%
Profit margin10.98%
Profitable on paper — this is profit before tax. A flip is normally taxed as trading income (income tax / corporation tax), not Capital Gains Tax, so model your own tax position before committing.
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What eats a flip's profit
The sale price is the easy part - it is the stack of costs underneath that decides whether a flip works. This tool totals the purchase, Stamp Duty (with the additional-property surcharge), buying fees, refurb plus a contingency, holding and finance costs while you own it, and the agent and legal fees on the way out.
Profit = sale price minus all of those costs.
Return on cost = profit / total cost - useful for comparing deals of different sizes.
Margin = profit / sale price - a quick read on how much cushion you have if the sale slips.
After Stamp Duty, fees and 2.5% selling costs, profit is about 25,000 - roughly 12% on cost.
A 10-12% margin is tight - a small overspend or price cut can wipe it out.
Profit on a flip is normally taxed as trading income (income tax, or corporation tax through a company), not Capital Gains Tax. Model your own tax position - the figure here is profit before tax.
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Frequently asked questions
Is flip profit taxed as CGT?
Usually no. HMRC generally treats buying to renovate and sell as a trade, so profit is income tax (or corporation tax via a company), not Capital Gains Tax. Take advice for your situation.
What margin should I aim for?
Many flippers want a comfortable buffer - often 20%+ on cost - because sale prices, timelines and overspends are all uncertain. A thin single-digit margin leaves no room for error.
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.
