Compare up to four UK buy-to-let properties side-by-side on the metrics that matter once tax is factored in: net-of-tax yield (after Section 24 or corporation tax), after-tax annual cash flow, all-in cash deployed, and projected equity at year 5, 10 and 15. Avoid the common trap of comparing on gross yield only — two properties with identical 6% gross yields can deliver wildly different after-tax returns depending on price, mortgage cost and operating expenses.
Rental Property Comparison
Up to four properties run through the full rental engine: net-of-tax yield, after-tax cash, all-in cash deployed, and equity at the standard 5/10/15-year milestones.
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Side-by-side after-tax
| Property | Gross yield | Net yield | After-tax yield | After-tax cash / yr | All-in cash | Equity yr 10 |
|---|---|---|---|---|---|---|
| Property 1 | 6.72% | 5.13% | 3.90% | -£562 | £84,600 | £148,479 |
| Property 2 | 7.20% | 5.38% | 4.05% | -£143 | £68,600 | £118,783 |
| Property 3 | 6.40% | 4.96% | 3.80% | -£980 | £102,100 | £178,175 |
Net-of-tax yield comparison
Equity at year 5 / 10 / 15
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Related guides
Plain-English explainers for the rules behind this calculator.
Frequently asked questions
Answers to the questions UK property investors most often have about this tool and the underlying rules.
- Why use net-of-tax yield instead of gross yield?
- Gross yield doesn't account for Section 24, vacancy, operating costs or mortgage interest. Two properties with 6% gross yields can have different after-tax outcomes because of different cost profiles, leverage and the landlord's tax band. The net-of-tax yield is what actually hits your account.
- How many properties should I compare?
- Two to four. More than four and the comparison becomes hard to read at a glance. Use this calculator for the shortlist; deep-dive the winner in the Full BTL Investment Model.