BRR Calculator UK
Work out how much cash a buy, refurbish, refinance deal leaves in, how much equity you create, and your return on the money that stays in the deal. Stamp duty is calculated automatically for England & NI, Scotland and Wales.
Your numbers
The value the lender's surveyor puts on the finished property.
Purchase & running costs
Both sets of legals, bridging interest, holding costs.
Your results
- Money left in after refinance
- £13,000
- Equity created
- £35,000
- Equity retained
- £40,000
- ROI on money left in
- 6.7%
- Monthly cashflow
- £72
of £133,000 total cash in
annual cashflow ÷ money left in
after refinance
- Total cash inpurchase + refurb + tax + costs
- £133,000
- SDLT (England & N. Ireland)
- £5,000
- Refinance mortgage75% of end value
- £120,000
- Monthly mortgage paymentinterest-only
- £550
Money left in excludes bridging or finance interest over the project term and holding costs while you refurbish (utilities, council tax, insurance). Budget these separately or add them to legal and other costs.
Free to use, no sign-up needed. Figures are estimates for guidance, not financial or tax advice.
How the BRR calculator works
The BRR strategy (buy, refurbish, refinance) aims to recycle your capital: you buy with cash or bridging finance, add value through refurbishment, then remortgage against the new, higher value to pull most of your money back out. The property stays in your portfolio as a rental. This calculator follows the deal through each of those steps using the same engine as Dealist's full deal analyser.
Total cash in
Total cash in = purchase price + refurbishment + stamp duty + legal and other costs. The calculator assumes a cash or bridging purchase that is repaid at refinance, which is how most BRR deals are structured. Stamp duty is not a guess: it is computed from the real 2026 rate tables at additional-property rates, using SDLT for England and Northern Ireland, LBTT with the 8% Additional Dwelling Supplement for Scotland, or LTT higher rates for Wales.
Refinance mortgage and money left in
Refinance mortgage = end value × refinance LTV. If the finished property values at £160,000 and you refinance at 75%, the new mortgage is £120,000.
Money left in = total cash in − refinance mortgage. This is the headline BRR number: the cash still trapped in the deal after you have pulled out what the remortgage allows. If the refinance covers everything you spent, money left in is zero or negative and your capital is fully recycled.
Equity created and retained
Equity created = end value − purchase price − refurbishment. It measures the value you added beyond what you paid for the property and the works. Equity retained = end value − refinance mortgage is the slice of the property you still own outright after refinancing, your buffer against price falls.
Cashflow and ROI on money left in
Monthly cashflow = rent − (interest-only mortgage payment + management + maintenance + void allowance + insurance). The mortgage payment is calculated on the refinanced loan at your chosen rate. Voids are spread across the year: 2 void weeks deducts 2/52 of the rent each month.
ROI on money left in = annual cashflow ÷ money left in. Because the denominator is only the cash still in the deal, a good BRR often shows a much higher ROI than a standard buy-to-let. If nothing is left in, the return is infinite, which is the whole point of the strategy.
Worked example
You buy a tired two-bed terrace for £100,000, spend £25,000 on a full refurbishment, and the end value comes in at £160,000. You refinance at 75% LTV and let it for £850 a month.
| Purchase price | £100,000 |
| Refurbishment | £25,000 |
| SDLT (additional-property rates) | £5,000 |
| Legal and other costs | £3,000 |
| Total cash in | £133,000 |
| Refinance mortgage (75% of £160,000) | £120,000 |
| Money left in | £13,000 |
You created £35,000 of equity (£160,000 − £100,000 − £25,000) and retain £40,000 after the remortgage. At £850 rent, with a £550 interest-only payment on the new mortgage plus running costs, the deal cashflows about £72 a month. That is roughly 6.7% a year on the £13,000 still in the deal, while £120,000 of your original capital goes on to the next project.
Frequently asked questions
What does BRR stand for in property?
Buy, Refurbish, Refinance (often written BRRR or BRRRR, adding Rent and Repeat). You buy a property below its potential value, add value through refurbishment, then remortgage against the higher end value to pull most of your capital back out while keeping the property as a rental.
What does "money left in" mean?
Money left in is the cash still tied up in the deal after you refinance: everything you spent (purchase, refurbishment, stamp duty, fees) minus the refinance mortgage you draw down. If you spend £133,000 and refinance at £120,000, you have £13,000 left in. The lower the figure, the faster you can recycle your capital into the next deal.
What loan-to-value can I refinance at?
Most UK buy-to-let remortgages go up to 75% of the surveyed value, with some lenders at 80% for strong applications. The rent also has to pass the lender’s stress test, typically 125% to 145% of the mortgage payment at a stressed interest rate, so a high LTV is only achievable if the rent supports it.
Do I pay stamp duty on a BRR deal?
Yes, on the purchase price when you buy, at the additional-property rates if you already own a home. This calculator works it out automatically using the correct tax for the property’s nation: SDLT in England and Northern Ireland, LBTT plus ADS in Scotland, or LTT higher rates in Wales. There is no further purchase tax at refinance.
What is the six-month rule in refinancing?
Many lenders will not remortgage a property within six months of purchase, and some that will base the loan on the original purchase price rather than the new value. In practice most BRR investors plan for a refinance six to nine months after completion, which is also roughly how long a decent refurbishment plus remarketing takes.
What if the end valuation comes in lower than expected?
A down-valuation is the biggest risk in BRR. If the surveyor values the finished property below your target, the refinance mortgage shrinks and your money left in grows. Test your deal at 5% and 10% below your expected end value before committing, and base end values on sold comparables, not asking prices.
Is 100% capital recycling realistic?
It happens, but treat it as the exception rather than the plan. Pulling all of your money out requires buying well below market value, adding genuine value with the refurbishment, and getting a full valuation. Most solid BRR deals leave some money in; the question is whether the equity created and the cashflow justify it.
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