Calculators
Every number a tenancy turns on, worked out properly — notice dates the way our tenancy agreement actually counts them, deposit caps as the Tenant Fees Act sets them, wear and tear the way deposit schemes assess it. Type what you know; the answer updates as you type.
General information, not legal or financial advice — every tenancy turns on its own facts. Figures are indicative; the statutory or contractual position always governs.
Rent check
Postcode and bedrooms in, the ONS average rent for that borough and size out, beside our own live managed book.
Market context, not a valuation: the real number comes from the free visit.
Notice end-date
When a tenant's two months' notice actually ends — counted the way the tenancy agreement counts it: from the deemed served date, expiring at the end of a rental period.
The same calculation our staff tool runs: served before 16:30 on a working day counts that day, after 16:30 or on a weekend/bank holiday counts the next working day, first-class post counts two working days — then not less than two months, ending the day before a rent day. Bank holidays load live from GOV.UK.
Deposit cap
The most a tenancy deposit — and a holding deposit — can lawfully be.
Tenant Fees Act 2019: five weeks' rent where the annual rent is under £50,000, six weeks at £50,000 or more; a holding deposit is capped at one week. A week is the annual rent ÷ 52.
Wear & tear — fair deduction
What a damaged item is honestly worth today. New-for-old is betterment — schemes award the remaining life, not the receipt.
Lifespans are the typical ranges deposit schemes work to, always adjusted for quality, occupancy and tenancy length — the same apportionment principle as our deposit-returns page (the £500 carpet worked example lives there).
Rent converter
Monthly ↔ weekly ↔ annual ↔ daily, the way the industry actually converts them.
Pro-rata rent
Part-month rent, both directions — the first payment when moving in, the final payment when moving out (the last day counts).
Annual rent ÷ 365 × the days in the part-period — the standard daily-apportionment method. Moving out, the end date itself is included: rent is payable to and including the last day.
Rent increase (Section 13)
A proposed rise in plain numbers — the percentage, the money, the earliest date it can lawfully take effect, and how it compares to London right now.
The Renters' Rights Act regime: rent rises only by Section 13 notice on Form 4A, minimum two months' notice, taking effect at the start of a rent period, no more than once in 12 months. The London benchmark comes live from our monthly Rent Review (ONS data).
Date calculator
A date plus or minus days, weeks or months — deadlines, checkout follow-ups, "twelve days after" answered without counting on fingers.
Calendar days. Month arithmetic clamps to the month's last day (31 Jan + 1 month = 28/29 Feb). For working-day rules, the notice calculator handles those.
Affordability
The income a tenancy needs — at the multiples our own listings state.
2.5× annual rent for tenants, 3× for a guarantor — the referencing standard on our listings. Individual referencing outcomes depend on the full picture.
Rental yield
What the rent earns against the price — gross, and net of your running costs.
When to market
Give it the date the home will be ready — it runs the Timing Engine's published rules and hands back the launch date, the prep window and the day-30 line.
The same deterministic rules as the Timing Engine: four weeks before availability, never more; held to the following Monday (9–11am window); a bank-holiday Monday publishes on the Tuesday. Demand bands from three years of our own enquiry data.
Fee comparison
Your rent through our 10% all-in against the field's typical ~20% inc VAT — the yearly difference in pounds.
Our 10% includes VAT, all in — no set-up, no renewal commission, leave any time. "Near 20%" is How We Compare's published reading of the field, taken from each agent's own fee card; their extras aren't counted here, so the difference shown is the floor.
Turnaround planner
Checkout to Market-ready Monday — the Refresh Cycle's published ten-day plan, dated for your tenancy.
The ten-day works track as published on the Refresh Cycle (a Major refresh's void allowance — a Minor typically needs less), with the four-week marketing track running in parallel. Void days are the landlord's money: planned, not absorbed.
Void cost
What an empty home actually costs while it waits for a tenant.
Annual rent ÷ 365 per day. A void is the number that makes over-pricing expensive — price it right on day one.
Renovation payback
Whether the works pay. We don't estimate building costs — the quote is yours; this card tells you what it has to earn, and what the empty weeks cost while it's done.
Payback = your quote ÷ your assumed annual uplift; the works window is priced at annual rent ÷ 365, like the void calculator. The uplift is your assumption, not our forecast — sense-check it against local comparables. A standard between-tenancy refresh runs the Refresh Cycle's published ten-day plan (the Turnaround planner above); bigger works run longer. Value-adding works are the "capital improvements" the capital gains tax card deducts from a future gain. Not financial advice.
Mortgage payment
Repayment and interest-only, side by side — the buy-to-let question.
Stamp duty (SDLT)
What a purchase costs in tax — with the two surcharges a landlord actually meets: additional-property (+5%) and non-UK resident (+2%). They stack.
England & Northern Ireland residential rates, checked against GOV.UK as at 3 August 2026 — Scotland (LBTT) and Wales (LTT) differ. Band-by-band breakdown shown; not tax advice.
Capital gains tax (CGT)
The sale-side companion to stamp duty — what selling a rental property costs in tax. England, individuals; overseas sellers and companies have their own regimes.
The GOV.UK method: proceeds minus selling costs, purchase price, buying costs and capital improvements; the £3,000 tax-free allowance comes off, then the gain sits on top of your taxable income — 18% within the £37,700 basic-rate band, 24% above. Figures checked against GOV.UK as at 3 August 2026 (2026/27 tax year) and Budget-sensitive. If the property was ever your main home, Private Residence Relief may reduce the gain, and capital losses brought forward can too — neither is computed here. Non-UK resident? The non-resident CGT regime differs, and every UK property sale must be reported within 60 days even with no tax to pay — take advice. Estimates only, not tax advice.
VAT
Add VAT to a net figure, or take it back out of a gross one.
Currency converter
Rent and returns in your own currency — for overseas landlords and arriving tenants.
Rates are the European Central Bank's daily reference rates (via frankfurter.dev) — indicative, not a tradeable quote. Banks and transfer services apply their own margins, so the rate you're offered will differ; compare a live market rate at xe.com. Not financial advice.
Return on investment — the full picture
Everything above in one calculation: the real cash a purchase takes (stamp duty computed from your circumstances), what the mortgage leaves of the rent, and what the whole position returns on the money you actually put in.
Want a calculator we haven't built? Tell us — if it's useful to one landlord it's useful to hundreds.