PropCalc
The property toolkit
built for every investor
Professional calculators for buyers, investors, landlords and developers. From mortgage payments to BRRRR analysis — every number you need, in one place.
Property Buyers
Understand what you can afford, compare mortgages, and model stamp duty before you make an offer.
Investors
Analyse rental yield, cash-on-cash returns, ROI and BRRRR strategies with precision before you commit.
Landlords
Track rental income, calculate service charge costs, and stress-test your portfolio against rate rises.
Developers
Run development appraisals, renovation cost estimates, and profit calculations across your entire pipeline.
No sign-up required
Every calculator is free and works instantly — no account, no paywall, no credit card.
Multi-region support
UK, US, EU and global calculators with region-specific tax rules and market benchmarks built in.
PDF export
Every result can be exported as a clean, branded PDF — ready to share with brokers, solicitors or partners.
Live calculations
Results update instantly as you adjust sliders — no waiting, no submit buttons, no page reloads.
GBP, USD & EUR
Switch currencies in one click. All figures reformat automatically across every open calculator.
50+ specialist tools
From basic mortgage payments to advanced BRRRR and development appraisals — the full toolkit in one place.
Professional property calculators for every stage of your investment journey
PropCalc brings together over 50 free property calculators covering the full lifecycle of residential and commercial property — from first-time buyer affordability checks and mortgage comparisons through to advanced investment analysis, portfolio stress-testing and development appraisals.
Whether you're calculating stamp duty on a UK purchase, running a BRRRR analysis on a US rental, estimating renovation costs, or modelling a lease extension — PropCalc gives you institutional-grade tools with a clean, fast interface. Every calculator exports to PDF, supports multiple currencies, and works without an account.
70% Rule Calculator
The investor's golden rule for fix-and-flip deals. Enter the After Repair Value and your estimated repair costs to instantly find the maximum price you should pay — protecting your profit margin before you make an offer.
Flipped 70% Rule
Already know what you paid and what you spent on repairs? Work backwards to find the minimum sale price you need to achieve in order to make the deal stack up. Essential for setting your exit strategy before you list.
Deal Profit Calculator
See the full picture on any property deal. Enter your purchase price, costs, sale price and financing to get a complete profit and ROI breakdown — so you know exactly what you'll walk away with before you commit.
ROI Calculator
Measure your true return on a property investment. This calculator combines rental income, capital appreciation and costs to give you a single, clear return on investment figure — so you can compare deals and make smarter decisions.
Cash-on-Cash Return
The real-world measure of how hard your money is working. Unlike ROI, cash-on-cash only looks at the cash you actually invested versus the cash you actually receive — making it the go-to metric for leveraged buy-to-let and rental investments.
Mortgage Payment Calculator
Know exactly what your mortgage will cost you each month. Enter your loan amount, rate and term to see monthly repayments, total interest paid and your loan-to-value — for both repayment and interest-only mortgages.
Buy vs Rent Calculator
One of the biggest financial decisions you'll make — made clearer. This calculator runs a 5-year net financial comparison of buying versus renting so you can see which option genuinely leaves you better off given your situation.
House Affordability Calculator
Find out what you can realistically borrow and buy. Based on your income, deposit and typical lender multiples, this calculator shows you the maximum property price within reach — so you can search with confidence.
Rent Affordability Calculator
Before signing a lease, check whether the rent is actually affordable on your income. Using the widely-accepted 30% gross income guideline, this calculator tells you instantly whether a rental fits your budget — and what you should ideally be paying.
Deposit Savings Goal
Turn your homeownership goal into a concrete plan. Enter your target deposit, what you already have saved and your monthly savings to see exactly how long it will take — with compound interest working in your favour.
Inflation-Adjusted Property Value
Property prices rise, but so does inflation. This calculator strips out the effect of inflation to show you what a property is actually worth in today's money — helping you understand whether property is genuinely growing in real terms.
Negative Equity Calculator
Find out if you owe more than your home is worth. Enter your current property value and outstanding mortgage balance to see your equity position — and understand the shortfall you'd need to cover if you needed to sell or remortgage.
Interest Rate Stress Test
Rates change — make sure you're prepared. This calculator shows what your mortgage payments would look like if interest rates rise, helping you understand whether you could still comfortably afford your home under different rate scenarios.
Portfolio LTV Calculator
Get a clear view of your total borrowing position. Add your properties to calculate a blended loan-to-value across your entire portfolio — the key metric lenders use when reviewing portfolio landlord applications.
Early Mortgage Exit Penalty
Thinking of switching deals or selling before your fixed rate ends? Calculate your Early Repayment Charge (ERC) upfront so there are no surprises — and see whether breaking out of your current deal still makes financial sense.
Bridging Loan Cost Calculator
Bridging finance moves fast, but the costs can add up quickly. This calculator gives you the total cost of a bridging loan including monthly interest, arrangement fees and exit fees — so you know the true price of speed before you proceed.
Airbnb vs Long-Term Rental
Short-let or long-term — which strategy actually makes you more money? Compare gross income, platform fees, management costs and net profit side by side to find the right rental strategy for your property and lifestyle.
House Price Growth Projection
Plan for multiple futures. Enter a property value today and project what it could be worth over any time horizon across three growth rate scenarios — conservative, base and optimistic — giving you a realistic range to plan around.
Rent-to-Cover-Mortgage Calculator
Know what rent you need before you buy. Lenders require rental income to exceed your mortgage payment by a set coverage ratio — this calculator works out the minimum rent required to satisfy those stress tests and secure your buy-to-let mortgage.
Rental Yield Calculator
Your most important landlord metric, calculated properly. Enter the property value, annual rent and running costs to see both your gross and net yield — with adjustments for void periods so you get a true picture of what the investment delivers.
Vacancy / Void Cost Calculator
Empty periods are more expensive than most landlords realise. This calculator shows the true financial cost of a void — combining lost rent with the fixed costs that keep running regardless — so you can budget accurately and make re-letting a priority.
Rent Increase Calculator
Thinking of raising the rent? See the full effect before you have the conversation. This calculator shows how a rent increase impacts your annual income, gross yield and — importantly — whether the new rent remains affordable for your tenant.
Portfolio Cashflow Dashboard
See your entire portfolio at a glance. Add up to 6 properties to get a consolidated cashflow summary — total rental income, total costs, net monthly cashflow and overall yield — giving you the visibility every portfolio landlord needs.
HMO vs Single Let Yield
More rooms means more income — but also more management. Compare a House in Multiple Occupation against a standard single-let tenancy on the same property, with a full yield and cashflow breakdown to help you choose the right strategy.
Holiday Let Profitability
Find out whether your property works as a holiday let. Enter your nightly rate, seasonal occupancy, platform fees and running costs to see your projected annual profit — and whether the numbers justify the extra effort over a standard tenancy.
ARV Calculator
Nail your After Repair Value before making an offer. Enter comparable sales from the local market and adjust for your property's condition to estimate what the property will be worth once the work is done — the foundation of any successful flip.
MAO — Maximum Allowable Offer
Know your ceiling before you negotiate. Enter the ARV, repair costs and your target profit to calculate the absolute maximum you should offer on any investment property — so you never overpay and always protect your return.
BRRRR Calculator
The strategy that lets you recycle your capital and grow a portfolio faster. This calculator analyses your Buy, Rehab, Rent, Refinance, Repeat deal — showing how much capital you can pull back out after refinancing and what your ongoing returns look like.
Cap Rate Calculator
The standard metric for comparing investment properties regardless of how they're financed. Enter the property value and net operating income to calculate the capitalisation rate — essential for evaluating commercial and investment properties on a like-for-like basis.
Seller Concessions Calculator
Seller credits and concessions can change the economics of a deal significantly. This calculator shows how repairs paid by the seller, price reductions or closing cost credits affect your net purchase price and the actual cash you need to bring to the table.
Commercial to Residential Feasibility
Offices, shops and warehouses can become highly profitable residential conversions — but the numbers need to work. Run a quick development appraisal to calculate your projected profit, profit-on-cost and whether the deal meets the 20% viability threshold before you commit.
Student HMO Yield Calculator
Student rentals operate on a different calendar to standard lettings. This calculator accounts for the academic year rental period to give you an accurate yield and cashflow picture for student HMO properties — so you can compare them fairly against year-round rentals.
Renovation Cost Estimator
Plan your renovation budget with confidence. Build up your estimate room by room and trade by trade, with UK regional pricing adjustments and finish level multipliers — plus automatic contingency to protect against the unexpected.
Select trades that apply to the whole property (not room-specific).
All costs are estimates based on 2024/25 UK market averages from industry sources including RICS, Checkatrade and Homebuilding & Renovating magazine. Actual costs depend on property condition, access, specification, contractor and location. Always obtain a minimum of 3 written quotes from qualified tradespeople before committing. These figures should be used for planning purposes only.
Stamp Duty (SDLT) Calculator
One of the biggest upfront costs of buying property in England and Northern Ireland — and one that catches many buyers off guard. This calculator covers standard rates, first-time buyer relief and the additional dwelling surcharge, so you know exactly what to budget before you make an offer.
Section 24 Tax Impact
The mortgage interest restriction has fundamentally changed the tax position for individual landlords in the UK. This calculator shows you exactly how much more tax you're paying under Section 24 compared to the old system — and helps you decide whether incorporation might make financial sense.
Help to Buy Repayment Calculator
Your Help to Buy equity loan is tied to your property's current value — not what you borrowed. This calculator shows you the true cost of repaying your loan today, so you can plan ahead and understand your financial position before you sell or staircase out.
Right to Buy Discount Calculator
As a council or housing association tenant, you may be entitled to a significant discount on your home. This calculator estimates your Right to Buy discount based on your length of tenancy and whether the property is a house or flat — giving you a clear picture of the potential saving.
Shared Ownership Staircasing
Buying more of your home is a great way to build equity and reduce your rent — but the cost depends on today's valuation, not what you paid. This calculator shows you exactly what it will cost to buy an additional share, and what your equity position will look like afterwards.
Leasehold vs Freehold Cost Comparison
The true cost of leasehold ownership goes far beyond the purchase price. This calculator projects the long-term financial difference between leasehold and freehold, including ground rent escalation, service charges and lease extension costs — helping you make a fully informed decision.
Ground Rent & Service Charge Calculator
Ground rents and service charges can spiral over time, especially with doubling clauses. This calculator projects your future costs over any number of years so you can see the full financial commitment before you buy — and spot any clauses that could make the property unmortgageable.
EPC Rating Impact Calculator
A better energy rating means a more valuable, more lettable property. This calculator estimates the impact of improving your EPC rating on both your property's value and your annual energy bills — helping you decide which upgrades are worth the investment.
Let-to-Buy Calculator
Want to move home without selling your existing property? Let-to-buy lets you remortgage your current home onto a buy-to-let basis, release equity as a deposit, and rent the property out while you buy your next home. This calculator shows how much equity you can release and whether your rent will cover the new mortgage.
Inheritance Tax Property Calculator
Property is often the largest asset in an estate — and one of the biggest sources of unexpected inheritance tax bills. This calculator estimates the IHT liability on an estate including your main residence, applying the nil-rate band, residence nil-rate band and married couple allowances so your family can plan ahead.
1031 Exchange Calculator
Sell one investment property and roll the gains into another — completely tax deferred. This calculator shows exactly how much capital gains tax you'd defer under a Section 1031 like-kind exchange, helping you understand the real financial benefit of reinvesting rather than cashing out.
FHA vs Conventional Loan
Choosing the wrong loan type could cost you thousands. This calculator puts FHA and conventional loans side by side — comparing monthly payments, mortgage insurance costs and total interest over the life of the loan — so you can pick the option that genuinely saves you more.
US Property Tax Estimator
Property tax is one of the most significant ongoing costs of US homeownership — and it varies enormously from state to state. Select your state to estimate your annual liability using average effective rates, so you can factor it accurately into your affordability and cashflow calculations.
HOA Fee Impact Calculator
HOA fees might seem manageable monthly, but they add up to a significant drag on your returns over time. This calculator shows how your HOA fees affect the true total cost of ownership and — if you're buying to rent — the real impact on your investment yield and cashflow.
Short Sale vs Foreclosure
Facing financial difficulty on your mortgage? Understanding your options is critical. This calculator compares the financial shortfall and estimated credit impact of a short sale versus foreclosure, helping you make an informed decision in a very difficult situation.
EU Notary Fee Calculator
Buying property in Europe comes with significant upfront costs beyond the purchase price. This calculator estimates the total notary fees, land registration charges and transfer taxes for major EU countries — essential reading before you make an offer abroad.
French Mortgage Calculator
Financing property in France works differently to the UK or US. French mortgages (prêt immobilier) require mandatory life insurance, have strict debt-to-income limits and are typically capped at 25 years. This calculator gives you realistic monthly payment figures including the assurance cost so you can plan your French property purchase properly.
Spanish ITP Transfer Tax
Buying a resale property in Spain means paying Impuesto de Transmisiones Patrimoniales on top of the purchase price. This calculator estimates your ITP liability based on the purchase price and your region's rate, so you can budget accurately for the total cost of buying in Spain.
German Grunderwerbsteuer
Germany's property transfer tax (Grunderwerbsteuer) varies significantly by Bundesland — from 3.5% in Bavaria to 6.5% in several states. This calculator shows your transfer tax liability alongside notary and land registry fees, giving you a clear total picture of buying costs in Germany.
Italian IMU Tax Calculator
If you own a second home or investment property in Italy, IMU (Imposta Municipale Unica) is a recurring annual cost you need to plan for. This calculator works out your IMU liability from the cadastral value, applying the correct category multiplier and your municipality's rate.
Dutch Mortgage Maximum
In the Netherlands, how much you can borrow is tightly regulated based on your income. This calculator estimates your maximum hypotheek based on individual or combined gross income and the current interest rate, giving you a realistic budget to work with when searching for Dutch property.
Portuguese NHR Tax Calculator
Portugal's Non-Habitual Resident regime offers some of Europe's most attractive tax benefits for foreign income — potentially reducing your tax bill dramatically for 10 years. This calculator compares your tax position under NHR/IFICI against standard Portuguese rates, so you can see the real financial benefit of relocating.
French Loi Pinel Investment Calculator
The Pinel scheme offered French investors significant income tax reductions in exchange for letting new-build properties at capped rents. This calculator shows the total tax reduction and net yield for historic or grandfathered Pinel investments across 6, 9 and 12-year commitments. Note: Pinel ended in December 2024 for most zones.