We source, refurbish, and sell. Adjust the sliders — or click any value to type — to model your deal. AAI fees and profit update live. Overruns are on us; we never sell below the agreed price.
Your Deal Inputs
Click any value to type a custom number.
Deal Breakdown — GDV £150,000
Outcome
Illustrative only. SDLT at additional dwelling surcharge rates. Actual costs and returns vary. Not financial advice.
What This Tool Does
The Deal Analyser models a UK property investment deal end-to-end, in real time — purchase costs, refurbishment, bridging finance, and exit, for two different strategies: a classic flip (buy, refurbish, sell) or a BRRR hold (buy, refurbish, refinance, rent).
Adjust any input — purchase price, project duration, bridge LTV and rate, refurb budget, GDV, holding costs — and every downstream figure recalculates instantly: total cost, profit, capital required, and return on investment.
How the Calculation Works
Bridging cost is calculated as purchase price × bridge LTV × monthly bridge rate × project duration in months — this is usually the single largest hidden cost in a flip, since bridging finance is priced by the month, not the year.
For a flip, profit is GDV (gross development value — expected resale price) minus total costs: purchase price, stamp duty, refurb, bridging interest, and holding costs. Return on investment is profit divided by total capital required.
For a BRRR hold, the deal refinances onto a standard mortgage at the new, post-refurb valuation instead of selling — the calculator shows how much capital you recycle back out at refinance, and the resulting monthly cashflow from renting the property going forward.
Worked Example
A flip: £150,000 purchase, 6-month project, 75% bridge LTV at 1% per month, £30,000 refurb, £230,000 GDV.
- Purchase price: £150,000
- Stamp duty (additional dwelling): ~£11,000
- Bridging cost: 150,000 × 75% × 1% × 6 = £6,750
- Refurb: £30,000
- Holding costs (6 months): ~£3,000
- Total cost: ~£200,750
- GDV (sale price): £230,000
Profit comes out around £29,250 — a healthy margin, but notice how bridging interest and stamp duty alone account for roughly £17,750 of cost before a single brick gets moved.
Frequently Asked Questions
What's the difference between a flip and a BRRR strategy?
A flip is buy, refurbish, sell — you take your profit as a lump sum on exit. BRRR (Buy, Refurbish, Refinance, Rent) keeps the property: you refinance at the new, higher post-refurb value to pull most or all of your capital back out, then hold it for ongoing rental income.
What is GDV?
GDV — Gross Development Value — is the expected market value of the property once refurbishment is complete, usually based on comparable recently-sold properties nearby. It's the figure a flip's exit price or a BRRR's refinance valuation is based on.
How is bridging finance cost calculated?
Bridging finance is priced monthly, not annually: cost = loan amount × monthly interest rate × number of months. Because it's month-by-month, project delays are expensive — an extra two months on a six-month project adds a third again to your bridging cost.
What's considered a good return on investment for a property flip?
There's no universal figure, but many investors target a 20%+ return on investment on the capital required to justify the risk and effort of a flip, after accounting for stamp duty, bridging costs, refurb contingency, and selling costs. Lower-risk, longer-hold BRRR deals are often judged more on monthly cashflow and long-term equity growth than a single return-on-investment figure.
Does the calculator account for stamp duty?
Yes — the Stamp Duty breakdown row calculates it automatically based on your purchase price, using the additional dwelling rates that apply to investment purchases. You can check the exact figure independently on our Stamp Duty Calculator.