Cash Flow Calculator Free edition

Type in the numbers for a buy-to-let you're looking at. The right-hand side tells you, in plain English, how much cash you need, what it earns each month and whether the deal stacks up.

Looks strong

Where each month's rent goes

Cash you need up front

The deal in plain English

    Financial breakdown

    Every figure the calculator uses

    Value & exit

    See the discount you're buying at, what a sale would clear, and how much cash a remortgage could hand back.

    Saved deals

    Save every deal you check and compare them side by side, so the best one is easy to spot.

    Want the full calculator?

    It is only available inside the Property Sourcing Mastery Implementation Program, where Azu works with you to find, package and sell property deals. The only way in is by application at sourcingwithazu.com.

    • Five strategiesBuy-to-Let, Serviced Accommodation, Rent-to-Rent, Lease Option and BRRR.
    • Save and compareKeep every deal you check and line them up side by side.
    • Value & exitYour discount, your flip profit and what a remortgage gives back.
    • Print reportsPick the sections you want and hand them to a partner or investor.
    Apply to join the program

    Mortgage payments are worked out as interest-only, the way most buy-to-let lending is priced. Stamp duty uses the England & Northern Ireland additional-property rates (5% to £125k, 7% to £250k, 10% to £925k, 15% to £1.5m, 17% above). Return-on-cash and yield benchmarks reflect the 2026 UK market: a 2–3 bed house grosses 4.8–6.5% nationally (7–8.5% in the North East and Scotland, 5.5–7.5% in the Midlands and North West, 3–4.5% in London and the South), with two-year fixed mortgage rates around 5.4%. Always check stamp duty on the government calculator and get a real mortgage quote before committing. This is a screening tool, not advice.

    In the full version

    This free edition covers one buy-to-let at a time. The full calculator adds:

    It is only available inside the Property Sourcing Mastery Implementation Program. The only way in is by application.

    Apply to join

    How to use the calculator

    Open the video in a new tab

    What do you want to print?

    Tick the sections to include. The inputs panel is never printed.