Free calculatorReviewed 28 August 2026

Free HMO deal tool

Test whether an HMO deal supports your assumptions

Model purchase, refurbishment, finance, rent and operating costs before deciding what to investigate next.

This calculator is an illustrative decision aid and does not constitute mortgage, tax, legal or investment advice.

Enter the deal assumptions

Calculate cash flow, yield, return and break-even occupancy from your figures.

🏠 Property & Purchase

Purchase price

Refurbishment cost

Number of lettable rooms

Rent per room (pcm)

🏦 Mortgage

Interest rate

Use the rate in your current lender illustration

Loan to value

Use the LTV you want to model

💷 Monthly Running Costs

Council tax

Insurance

Utilities

Management fee

£0 if self-managed

Maintenance reserve

🛡️ Guaranteed Rent Comparison

Enter the percentage offered in the proposed agreement. Occupancy, management, repair and maintenance responsibilities depend on the contract.

Guaranteed rent (% of market)

📊

Enter your deal figures and hit calculate to see your results

03Review the deal resultUse the verdict and breakdown to find sensitive assumptions, not as an instruction to proceed.

Cash flow

The modelled balance after the monthly costs entered.

Return measures

Yield and cash-on-cash views based on the entered purchase and finance figures.

Break-even occupancy

The modelled occupancy required to cover the costs entered.

Calculation methodology

The model uses only the purchase, finance, income and cost assumptions entered in the calculator.

04Check practical guidanceReview context, limitations and the next practical action.

Review HMO deal guidanceContinue with due-diligence and finance resources.Connect finance operationsSee how Social Home keeps property finance visible.

05Connect the Social Home workflowMove from a one-off answer to visible, repeatable property work.

Keep the decision connected

Use Social Home to record the next action, connect evidence and monitor the wider portfolio workflow.

Only this tool’s identity is shared. Inputs, addresses, money values and results stay on this page.

Or explore the platform workflow

Continue the same decision with another focused tool.

HMO Yield AnalyserCalculate gross yield, net yield and monthly cash flow using your own figures.BRR Social Housing CalculatorModel buy, refurbish and refinance assumptions for social housing and exempt accommodation.Short-Let vs Long-Let ComparatorCompare annual cash flow, net yield and break-even occupancy across two letting strategies.Void Period Cost CalculatorSee how lost rent and fixed costs accumulate while a room or property is empty.

Frequently asked questions

Quick context for using this page responsibly.

Does a positive result mean I should proceed?

No. The result is an illustrative model and does not replace valuation, lending, tax, legal or building advice.

What should I stress-test?

Review rent, occupancy, finance rate, refurbishment, utilities, maintenance and management assumptions across more than one scenario.