Rental yield calculator for the United Kingdom
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What a rental property in the United Kingdom actually returns once the 6.5% cost of buying is in the denominator — not the gross figure the listing shows.
What it costs to buy in the United Kingdom
These are the costs that separate a listing's gross yield from the yield you will really earn. They are pre-filled in the calculator and every one of them stays editable.
| Item | Value |
|---|---|
| Currency | GBP |
| Stamp duty / transfer tax | 5% |
| Legal & survey fees | 1.5% |
| Total cost of buying | 6.5% |
| Cost of selling | 2% |
| Typical deposit | 25% |
Stamp duty is banded and rises with price; a second property or a company purchase carries a surcharge on top. The 5% shown is a mid-range figure for an investment purchase — check your band.
Typical market costs, reviewed 2026-10. Editable.
A worked purchase in the United Kingdom
Computed by the same modules the calculator runs, at a 5% gross yield with a 5% vacancy allowance and costs at 30% of rent.
| Item | Value |
|---|---|
| Purchase price | £300,000.00 |
| Stamp duty / transfer tax | £15,000.00 |
| Legal & survey fees | £4,500.00 |
| Total invested | £319,500.00 |
| Monthly rent | £1,250.00 |
| Net operating income | £9,750.00 |
| Gross yield (on price) | 5% |
| Gross yield (on total cost) | 4.69% |
| Net yield | 3.05% |
Three steps
- Pick the United Kingdom and the local costs and currency are applied.
- Enter the asking price and the monthly rent.
- Read the net yield, then switch to the mortgage tab to see the cash flow.
the United Kingdom questions
How much does it cost to buy a rental property in the United Kingdom?
Around 6.5% of the purchase price in this market, of which 5% is stamp duty or transfer tax and the rest is legal and survey work. Rates vary by region, value band and buyer status, so treat the figure as a starting point and confirm it with a local conveyancer.
Does stamp duty change the rental yield?
It changes the net yield, because net yield is measured against what the purchase actually cost rather than the asking price. At 6.5% of buying costs, a 6% gross yield becomes roughly 5.6% before a single running cost is counted. Gross yield ignores it entirely, which is why listings quote gross.
What is a good rental yield in the United Kingdom?
There is no single answer, and anyone quoting one is selling something. What matters is the net yield against your own purchase costs, compared with what the same money earns elsewhere at the same risk. The calculator gives you the net figure; the comparison is yours to make.