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Guidance
Retirement
Save
Borrow
Pay off debt
Life event
FIRE
Pension
Lifestyle
What salary do you need for the life you want?
Saved Inputs
Compare mode — Current vs Aspirational lifestyle
Works backwards from the life you want. Enter your monthly spending across all categories plus a savings target, and it calculates the gross salary you need to fund it after tax. A powerful reality check when setting career goals, considering a pay cut for a better role, or planning how much you need to earn before retiring.
Fields explained
HousingMonthly rent or mortgage payment — typically the largest single outgoing.Food & groceriesYour monthly food bill: supermarkets, takeaways, and dining out.TransportCar costs (fuel, insurance, finance), public transport, or a combination of both.LeisureSubscriptions, hobbies, nights out, and entertainment.HolidaysYour total annual holiday budget divided by 12.Other spendingClothing, personal care, gifts, and anything not captured above.Monthly savingsHow much you want to set aside each month — for an emergency fund, house deposit, or long-term wealth. This is included in the required salary calculation.Pension contributionThe percentage of gross salary paid into a pension. Included in the calculation — a higher pension contribution requires a higher gross salary to maintain the same take-home.
Key terms & abbreviations
Gross salary requiredThe annual salary before tax that produces enough take-home pay to cover your spending and hit your savings target.Effective tax rateThe percentage of your gross salary lost to income tax, NI and pension combined — not your highest marginal rate.Hourly rateYour required gross salary ÷ 2,080 working hours per year (52 weeks × 40 hours). Useful for freelancers or comparing contract day rates.Working days to fund lifestyleOut of 260 working days per year, how many go towards funding your lifestyle spending (excluding savings). The rest is effectively tax, pension and saving.
Modes & sub-calculators
CompareCompare two lifestyles side-by-side — e.g. current vs aspirational spending — to see exactly how much more gross salary the upgrade requires.
Your Lifestyle
Living Standards
Pensions & Lifetime Savings Association (PLSA) Retirement Living Standards 2025/26. Housing excluded — assumes owned outright. Add your own rent or mortgage above.
See if your current salary covers this lifestyle, and what you need to change.
Lifestyle A
Current lifestyle
£
£
£
£
£
£
£
%
Lifestyle B
Aspirational lifestyle
£
£
£
£
£
£
£
%
Retirement Income
How much do you need to save to retire on your terms?
Saved Inputs
Compare mode
Works backwards from the retirement income you want. Enter your target monthly income, existing savings, and when you want to retire — it calculates the total pot you'll need and the monthly contribution required to close any gap.
Fields explained
Desired monthly incomeThe income you want each month in retirement, in today's money. A common target is 50–70% of your current take-home.State pensionThe UK full new state pension is £997.75/month (2025/26, based on £230.25/week). You receive this from state pension age if you have 35 qualifying National Insurance years. Reduce this figure if you expect a partial pension.Current ageYour age today.Target retirement ageWhen you want to stop working. The state pension age is currently 66, rising to 67 by 2028.Current potThe combined value of all your pension savings, ISAs, and other long-term investments today.Years in retirementHow long your pot needs to last. UK average life expectancy is around 85, so 20–25 years from age 65 is a common assumption — but planning for longer reduces the risk of running out.Real growth rateAnnual investment return after stripping out inflation. A 3–5% real rate is a reasonable long-run assumption for a balanced portfolio.
Key terms & abbreviations
Required potThe total savings needed at retirement to generate your desired income for the full drawdown period, calculated using a present-value-of-annuity formula.Real growth rateReturn net of inflation. Using a real rate means your target income is already expressed in today's purchasing power — no separate inflation adjustment is needed.Monthly contribution neededThe additional amount you'd need to save each month from now to close any gap between your projected pot and your required pot.On trackYour current pot, grown at the assumed real rate to retirement, is already projected to equal or exceed the required pot. No additional contributions needed to close the gap — though saving more is always prudent.PV of annuity formulaThe maths used to work out the required pot: the present value of a stream of equal monthly payments over the drawdown period, discounted at the real growth rate. This tells you the lump sum needed today to fund those payments.
Modes & sub-calculators
CompareCompare two retirement scenarios — e.g. retiring at 60 vs 65, or targeting £2,000/month vs £3,000/month — to see the difference in required pot and monthly saving needed.
Full new state pension is £998/mo (£230.25/wk, 2025/26). You need 35 qualifying NI years to receive the full amount — reduce this figure if you have gaps. Check your forecast at gov.uk/check-state-pension.
Housing costs in retirement?
Off — assumes owned outright (PLSA basis)
£
Your situation
£
%
Required Pot at Retirement
—
Income from pot needed—
inc. housing in retirement—
State pension covers—
Years to retirement—
Pot at Retirement (current trajectory)
—
Gap to target—
Growth on existing pot—
Monthly Contribution Needed
—
Total extra contributions—
Growth on contributions—
Scenario A
Target A
£
£
%
Scenario B
Target B
£
£
%
Build a full retirement plan
Connect your salary, pension contributions and net worth for a complete picture.
Mortgage Calculator
Monthly repayment, SDLT & amortization
Saved Inputs
Compare mode — edit A & B independently.
Calculates your monthly repayment and total interest over the life of a mortgage. Also shows the Stamp Duty you'll owe, how much you can borrow based on your income, and what overpaying saves you in time and interest.
Fields explained
Property priceThe full purchase price of the property.DepositThe cash you're putting in upfront. A larger deposit reduces your loan, improves your interest rate, and may reduce Stamp Duty.Interest rateYour annual mortgage rate — check your lender's offer or use the current market average as a starting point.TermThe number of years until the mortgage is fully repaid. Longer terms lower monthly payments but increase total interest paid significantly.Repayment / Interest-onlyRepayment: you pay back both capital and interest each month, owning the property outright at the end. Interest-only: you only pay the interest; the full loan balance remains at the end of the term.Early repayment charge (ERC)A fee your lender charges if you pay off the mortgage (or switch) before the end of a fixed or tracker rate period. Common on 2 or 5-year deals.
Key terms & abbreviations
SDLTStamp Duty Land Tax — a government tax paid when buying property in England. Rates increase in bands. First-time buyers pay 0% on the first £300,000.LTVLoan-to-Value ratio — your mortgage as a percentage of the property value. E.g. a £180k mortgage on a £200k property = 90% LTV. Lower LTV generally means a better interest rate.BTLBuy-to-Let — a property purchased to rent out rather than live in. BTL buyers pay a 3% Stamp Duty surcharge on top of standard rates.SVRStandard Variable Rate — your lender's default rate, which you're moved onto at the end of a fixed or tracker deal. Usually higher than introductory rates.ERCEarly Repayment Charge — see above under fields.AmortisationThe process of gradually paying off the loan over time. In the early years, most of your payment is interest; in later years, most goes towards reducing the capital.OverpaymentPaying more than the required monthly amount. This reduces your outstanding balance faster, cutting both the remaining term and total interest paid.
Modes & sub-calculators
Affordability tabEstimates how much you can borrow based on salary — lenders typically offer 4–4.5× your annual gross income.Overpayment tabShows time and interest saved by paying extra each month or as a one-off lump sum.Remortgage tabCalculates your new payment when switching deal at renewal, including any ERC or arrangement fees.Rent vs Buy tabCompares the true 5–40 year cost of buying vs renting over a chosen period. Accounts for SDLT, maintenance (1% of property value/yr), projected house price growth, and the opportunity cost of deploying your deposit into investments instead. Shows which path builds more wealth over your chosen timeframe.CompareCompare two different mortgage scenarios side-by-side — e.g. a 2-year fix vs a 5-year fix.
New Mortgage
Remortgage
Rent vs Buy
Your Income & Deposit
£
£
£
£
Mortgage Terms
Affordability Summary
Max borrowing (4.5× income)—
Max property price—
Monthly repayment—
% of take-home pay—
Remaining after mortgage—
Your Current Mortgage
£
%
yrs
New Deal
%
yrs
£
£
Monthly saving
—
Current monthly payment—
New monthly payment—
Total interest saved—
Total cost (fees + ERC)—
Break-even point—
Net saving over full term—
Buying
£
£
%
yrs
%
Renting instead
£
%/yr
yrs
Monthly mortgage
—
SDLT — · legal/survey ~£3k
Total interest
—
over comparison period
Buying — upfront costs—
Buying — maintenance /yr (1%)—
Buying — projected property value—
Buying — equity built—
Renting — total rent paid—
Renting — deposit invested, grows to—
—
These figures are illustrative. Individual results depend on local markets, actual rent inflation, investment returns, and personal circumstances. Not financial advice.
Loan Details
£
£
%
yrs
£
Monthly Payment
—
Loan Amount—
Total Repaid—
Total Interest—
LTV Ratio—
Stamp Duty (SDLT)—
Total Upfront—
Principal vs Interest
Principal share—
Overpayment Savings
—
Interest saved—
Time saved—
New payoff date—
New total repaid—
Stamp Duty (SDLT) Breakdown
Total SDLT—
Amortization — First 12 Months
#
Payment
Principal
Interest
Balance
Scenario A
Loan A
£
£
%
yrs
Scenario B
Loan B
£
£
%
yrs
Salary & Tax
Take-home pay after tax & national insurance
Saved Inputs
Compare mode
Shows your take-home pay after income tax, National Insurance, pension contributions and student loan repayments. Use it when comparing job offers, negotiating a pay rise, or understanding exactly how a salary increase affects your pocket.
Fields explained
Gross salaryYour total annual pay before any deductions — what your employer pays, not what you receive.Pension contributionThe percentage of gross salary you put into your pension each month. This reduces your taxable income, so more pension means you pay less tax overall.Other deductionsSalary sacrifice schemes such as a cycle-to-work scheme or childcare vouchers, deducted before tax is calculated.Student loanRepayments are taken automatically from your pay once earnings exceed your plan's threshold. Plan 2 applies to graduates 2012–2023. Plan 5 applies to those starting from August 2023 in England/Wales (threshold £25,000).
Key terms & abbreviations
NINational Insurance — a tax on earnings that funds the NHS and state pension. You pay 8% on earnings between £12,570 and £50,270, and 2% on earnings above that.Personal allowanceThe amount you can earn completely tax-free each year — currently £12,570.Basic / Higher rateIncome tax is charged at 20% (basic rate) on earnings from £12,570–£50,270, at 40% (higher rate) from £50,270–£125,140, and at 45% (additional rate) above that.Effective tax rateTotal deductions as a percentage of your gross salary. Always lower than your marginal rate because not every pound is taxed at the same rate.Salary sacrificeAn arrangement where you give up part of your salary in exchange for a benefit (e.g. pension, cycle scheme). You save on tax and NI because the deduction happens before either is calculated.
Modes & sub-calculators
CompareSide-by-side comparison of two salaries — useful when weighing a job offer or modelling different pension contribution levels.ScenariosSave up to three sets of inputs and switch between them instantly.
Salary & Tax
UK
US
Ireland
Canada
Australia
Income Details
£
%
£
£
Pro feature
Student loan repayment analysis is available on Pro and Adviser plans.
Which plan are you on?
Plan 2
Plan 5
Plan 1
Plan 4
Gross Annual Salary
—
Gross Monthly—
Gross Weekly—
Gross Daily—
Take-Home Pay
—
Effective Tax Rate—
Total Deductions—
Pension contribution—
Dividend tax—
———
Deduction Breakdown
Salary A
Income A
UK
US
IE
CA
AU
£
%
Salary B
Income B
UK
US
IE
CA
AU
£
%
Pension Contribution Optimiser
What does changing your pension % actually cost you?
Shows the real trade-off of increasing your pension contribution through salary sacrifice. Enter your current and proposed contribution percentages — it shows exactly how much take-home you give up versus how much extra lands in your pension (always more, because of tax and NI relief). Also projects the difference in your pension pot at retirement, and flags if you're near the tapered annual allowance or the £100k personal allowance trap.
Key terms
Salary sacrificeAn arrangement where pension contributions are deducted before tax and NI are calculated — meaning the government effectively subsidises part of your contribution.Effective costThe true take-home reduction is always less than the extra pension contribution, because of 20% or 40% tax relief plus NI savings.£100k trapAbove £100k your personal allowance tapers away at 60p per £1 — pension contributions that bring taxable income below £100k restore the allowance at a 60% effective rate, making this one of the most valuable contribution levels possible.
Your pension inputs
£
%
%
Current take-home
—
pension —
New take-home
—
pension —
Take-home reduction—
Extra into pension /mo—
Pot at retirement — current %—
Pot at retirement — proposed %—
Extra pot from higher contribution—
—
Projection assumes 6%/yr nominal growth. Employer contributions not included. Not regulated financial advice.
Pension Calculator
Projected pot with nominal & real returns
Saved Inputs
Compare mode
Projects your pension pot at retirement and estimates the monthly income it could provide — either through flexible drawdown or a guaranteed annuity. Enter your current pot, contributions and expected growth to see whether you're on track.
Fields explained
Current potThe total value of all your pension savings today, across every pension you hold.Monthly contributionsHow much you personally put in each month.Employer contributionsWhat your employer adds each month — often a percentage match of your own contributions. This is free money and worth maximising.Growth rate (nominal)The expected annual investment return before adjusting for inflation. 5–7% is a common assumption for a diversified fund over the long term.Inflation rateUsed to convert your projected pot into today's purchasing power (real terms), so you can judge whether it will fund the lifestyle you actually want.
Key terms & abbreviations
DrawdownA flexible way to take income in retirement. You keep your pot invested and withdraw money as needed. The pot can run out if markets fall or you withdraw too much.AnnuityA guaranteed income for life, purchased from an insurance company using some or all of your pension pot. You trade flexibility for certainty — payments continue regardless of investment markets.Level annuityAn annuity that pays a fixed amount every month for life — simple, but inflation erodes its real value over time.Escalating (RPI-linked)An annuity whose payments rise each year in line with the Retail Prices Index (RPI), protecting your purchasing power. The initial income is lower to fund the future increases.Joint life annuityPays income to you and continues paying a proportion (often 50%) to a surviving spouse or partner after you die.RPIRetail Prices Index — a UK inflation measure. Older than CPI and typically runs slightly higher. Used as the basis for many escalating annuity and index-linked gilt calculations.Nominal vs realNominal figures are raw future amounts. Real figures are adjusted for inflation to show what the money will actually buy in today's terms. Always compare real values when planning decades ahead.Fisher equationA formula used to convert a nominal return (e.g. 6%) into a real return (e.g. 3.8%) by stripping out inflation. Shown as "Real Rate (Fisher)" in the results.
Modes & sub-calculators
Annuity tabCompares the income from a guaranteed annuity against keeping the pot in drawdown — including break-even age and what happens to the money on death.CompareModel two different contribution levels or growth scenarios side-by-side.
Your Details
yrs
yrs
£
£
£
%
%
Annuity Options
PRO
%
yrs
Projected Pot at Retirement
—
Real value today: —
Years to Retirement—
Real Growth Rate (Fisher)—
Total Contributions—
Investment Growth—
Drawdown Income (25yr)
—
Real income: —
+ State Pension (est.)£901/mo
Total (Nominal)—
Total (Real)—
Annuity Income (Guaranteed)
—
Annual Annuity—
vs Drawdown—
Break-even Age—
Guarantee Period—
+ State Pension Total—
Pro feature
Annuity vs drawdown comparison is available on Pro and Adviser plans.
Annuity vs Drawdown — Full Comparison
Drawdown Strategy
—
FlexibilityHigh
Longevity riskYou bear it
Death benefitRemaining pot
25yr total paid—
Annuity Strategy
—
FlexibilityNone — irrevocable
Longevity riskInsurer bears it
Death benefit—
25yr total paid—
Cumulative Income Over Time
Scenario A
Pension A
yrs
yrs
£
£
£
%
%
Scenario B
Pension B
yrs
yrs
£
£
£
%
%
Inflation Calculator
Real value of money over time
Saved Inputs
Compare mode
Two modes. The custom rate calculator shows what a sum of money will be worth in future after inflation erodes its purchasing power, using a rate you specify. The historical prices calculator uses actual UK CPI data going back to 1750 to show what goods and services cost in a given year compared to another.
Fields explained
AmountThe sum of money you want to evaluate.Inflation rateThe expected annual rate of price increases. The UK long-run average is around 2–2.5%.From year / To yearIn historical mode, the years between which you want to compare prices. Covers 1750–2024 using composite UK CPI/RPI data.
Key terms & abbreviations
CPIConsumer Prices Index — the UK's main official inflation measure since 1988.RPIRetail Prices Index — older UK measure, typically higher than CPI. Used for pre-1988 data and index-linked savings.Purchasing powerWhat your money can actually buy. Inflation reduces this over time.Cumulative inflationTotal percentage price rise over the full period — not just the annual rate.
Custom Rate
Historical Prices
Parameters
£
%
yrs
Future Value Equivalent
—
Purchasing Power Lost—
Real Value (today's money)—
Cumulative Inflation—
Purchasing Power Erosion
Scenario A
Inflation A
£
%
yrs
Scenario B
Inflation B
£
%
yrs
What did it cost?
£
Uses composite UK inflation data (Bank of England / ONS): pre-1750 not available; 1750–1988 based on RPI predecessors; 1988–2024 CPI. Figures are approximate.
Equivalent value today
—
Cumulative inflation—
Average annual rate—
Purchasing power change—
Years spanned—
Investment & Returns
Compound growth — nominal & real returns
Saved Inputs
Compare mode
Shows how a lump sum or regular contributions grow over time through compound interest. Use it to set savings goals, model ISA growth, or see what a difference starting earlier — or choosing a higher-return fund — makes over the long run.
Fields explained
Initial amountA lump sum you're investing today — savings, an inheritance, or a bonus.Monthly contributionRegular amounts added each month. Even small regular contributions compound dramatically over long periods.Annual return (nominal)Expected yearly growth before inflation. Cash savings: 4–5%. Stocks & shares ISA: 5–8%. Equity funds: 7–10%. These are estimates, not guarantees.YearsYour investment horizon. Time is the most powerful variable — starting earlier matters more than investing more.Inflation rateUsed to adjust the final figure and show real purchasing power — what the money will actually be worth in today's prices.
Key terms & abbreviations
Compound interestEarning returns on your returns, not just your original investment. Over long periods this creates exponential growth — often described as the most powerful force in personal finance.Nominal returnThe raw investment return before adjusting for inflation. A fund returning 8% nominally in a 3% inflation environment delivers a real return of about 4.85%.Real returnGrowth after inflation is stripped out, using the Fisher equation. Shows what your money will actually buy, not just its face value.Fisher equationConverts a nominal return into a real return: Real Rate ≈ ((1 + Nominal) ÷ (1 + Inflation)) − 1. Used to compare investments on a like-for-like basis.Nominal multipleHow many times larger your pot is vs the amount you originally invested, in nominal terms. E.g. 3× means your money tripled.ISAIndividual Savings Account — a UK tax-free wrapper. Growth and withdrawals are not taxed, making it one of the most tax-efficient ways to invest.Stocks & shares ISAAn ISA holding investments (funds, shares, ETFs) rather than cash. Annual allowance is £20,000. Returns are higher over the long run but involve investment risk.
Modes & sub-calculators
CompareCompare two different return rates or contribution levels — e.g. a cautious vs a growth fund over the same period.
Investment Details
£
£
%
%
yrs
Total Portfolio Value (Nominal)
—
Real value (inflation-adj.)—
Total Invested—
Nominal Returns—
Real Returns (inflation-adj.)—
Nominal Multiple—
Real Rate (Fisher eq.)—
Growth Milestones
Strategy A
Investment A
£
£
%
%
yrs
Strategy B
Investment B
£
£
%
%
yrs
Loan Calculator
Personal loans, car finance & repayment schedules
Saved Inputs
Compare mode
Calculates your monthly repayment and the total cost of any personal loan. Use it to understand what a loan truly costs in interest, or to compare offers with different rates and terms before committing.
Fields explained
Loan amountThe total amount you're borrowing.Interest rateThe APR quoted by the lender. This is the correct figure to use for comparison as it includes all mandatory fees — not just the headline interest rate.TermThe repayment period in months or years. Shorter terms mean higher monthly payments but significantly less total interest. Longer terms reduce the monthly cost but increase the overall amount repaid.
Key terms & abbreviations
APRAnnual Percentage Rate — the true annual cost of borrowing, including interest and any mandatory charges. Always compare APR between lenders, not just the headline rate.Total cost of creditThe total interest you'll pay over the life of the loan — the amount borrowed plus all interest. This is what makes longer terms expensive even when monthly payments look manageable.PrincipalThe original amount borrowed, before any interest is added.
Loan Details
£
%
yrs
£
Monthly Payment
—
Total Repayable—
Total Interest—
Interest % of Loan—
Monthly Interest Cost—
With Extra Payments — Interest Saved
—
Time Saved—
New Payoff Period—
Interest vs Principal
Interest share—
Repayment Schedule — First 12 Months
#
Payment
Principal
Interest
Balance
Loan A
Offer A
£
%
yrs
Loan B
Offer B
£
%
yrs
Time Value of Money
Calculating the effect time has on money return
Saved Inputs
Compare mode — edit A & B independently.
Solves for any unknown in a time-value-of-money problem. Enter four of the five variables — present value, future value, rate, periods, payment — and the calculator finds the fifth. Also includes a Net Present Value (NPV) mode for evaluating investments with multiple cash flows.
Fields explained
Present value (PV)The value of money today — what you have now or what you're investing upfront.Future value (FV)The target value at the end of the period — what you want to have, or what an investment will be worth.RateThe periodic interest or discount rate, entered as an annual figure. The calculator adjusts for compounding frequency.Periods (N)The number of time periods — typically months or years.Payment (PMT)A regular payment each period — e.g. monthly savings contributions or loan repayments.Discount rate (NPV)The rate used to convert future cash flows into today's value. Often the required rate of return, cost of capital, or a risk-free rate. Higher discount rates reduce the NPV.Initial investment (Year 0)The upfront cost of a project or investment — entered as a positive number, treated as a cash outflow.
Key terms & abbreviations
Time value of moneyThe principle that £1 today is worth more than £1 in the future, because today's money can be invested to earn returns. The foundation of all financial planning.NPVNet Present Value — the total value of a series of future cash flows, discounted back to today's money, minus the initial investment. Positive NPV means a project adds value; negative means it destroys value.Discount rateThe rate used to reduce (discount) future cash flows to their present-day equivalent. Reflects the time value of money and the risk of the investment.PV of cash inflowsThe sum of all future income from a project, each discounted back to today's value. Compare this to the initial investment to judge whether the project is worthwhile.CompoundingHow often interest is calculated and added to the balance. More frequent compounding produces a slightly higher effective return than the same nominal annual rate compounded less often.EAREffective Annual Rate — the true annual return after accounting for compounding within the year. E.g. 12% compounded monthly has an EAR of 12.68%.Solve forChoose which variable is unknown. The calculator works backwards from the other four to find the missing value.Rule of 72A quick mental shortcut: divide 72 by the annual return rate to estimate how many years it takes to double your money. E.g. at 6%, money doubles in approximately 12 years.
Modes & sub-calculators
Present Value tabCalculates what a future amount is worth today, given a discount rate and time period.Future Value tabProjects how a sum grows to a target value over time at a given rate.Discount Rate tabFinds the implied rate of return that gets you from a present value to a future value in a set time.Net Present Value tabEvaluates an investment with up to 5 years of cash inflows — calculates total NPV and whether the investment is worth making at your required rate of return.
Scenario A
£
£
Scenario B
£
£
Present Value
Future Value
Discount Rate
Net Present Value
Present Value — What is a future sum worth today?
£
%
yrs
Present Value Today
—
Future Value—
Discount Factor—
Value Lost to Time—
Effective Annual Rate—
Future Value — What will a sum be worth later?
£
£
%
yrs
Future Value
—
Starting Amount—
Total Contributions—
Growth Earned—
Return Multiple—
Discount Rate — Solve for the implied rate
£
£
yrs
Required Annual Rate
—
Total Return—
Rule of 72 check—
Doubling time at this rate—
NPV — Net Present Value of cash flows
£
%
Year 1
£
Year 2
£
Year 3
£
Year 4
£
Year 5
£
Net Present Value
—
Total Cash Inflows—
PV of Cash Inflows—
Initial Investment—
Decision—
Cash Flow Breakdown
Credit Card Calculator
Minimum payments, true cost & payoff strategies
Saved Inputs
Compare mode — edit A & B independently.
Shows how long it will take to clear a credit card balance and how much interest you'll pay in total. Paying even slightly more than the minimum each month makes a dramatic difference — this calculator shows exactly how much.
Fields explained
BalanceThe total amount currently owed on the card.Interest rateThe APR on your card. Credit cards typically charge 20–30% APR — far more expensive than most personal loans or mortgages.Monthly paymentWhat you pay each month. Paying only the minimum is the most expensive option and can keep you in debt for decades.
Key terms & abbreviations
APRAnnual Percentage Rate — the yearly cost of borrowing including interest and fees. Use this to compare cards.Minimum paymentThe smallest amount your provider requires each month — usually 1–3% of the balance or £25, whichever is higher. Paying only the minimum on a large balance can take 20+ years to clear.0% balance transferSome cards offer a 0% interest period on balances transferred from other cards. The calculator shows how much you save by clearing the debt within that window before the promotional rate ends.Daily interest chargeYour annual interest rate ÷ 365, multiplied by your balance. Credit card interest accrues daily, which is why balances grow faster than you might expect.
Card A
£
£
Card B
£
£
Card Details
£
%
Minimum Payment Rules
%
£
Your Monthly Payment
£
Leave at £0 to see minimum-only. Enter an amount to see a custom payoff scenario.
Interest Accruing Now
—
Daily interest charge—
Minimum payment due—
Minimum Payments Only
—
Total interest paid—
Total amount paid—
Pay Off in 3 Years
—
Total interest—
Interest saved vs min—
Time saved vs min—
Pay in Full Today
1 payment
Interest saved vs min—
Your Custom Payment
—
Total interest—
Total paid—
Interest saved vs min—
Time saved vs min—
Strategy Comparison
First 12 Months — Minimum Payments
#
Payment
Principal
Interest
Balance
Money Guidance
Your personalised strategy across debts, investments & emergency fund
Saved Inputs
Compare mode — edit A & B independently.
Compares overpaying your mortgage against investing the same money — showing which strategy builds more wealth after accounting for interest saved, investment growth, and capital gains tax. Answers the classic personal finance question: should I overpay my mortgage or invest?
Fields explained
Mortgage balanceYour current outstanding mortgage debt.Mortgage rateYour annual interest rate — the guaranteed, tax-free effective return you get from every pound of overpayment.Remaining termYears left on your mortgage.Monthly surplusThe extra money available each month to either overpay or invest.Investment returnThe expected annual return on your investments — the variable return you're comparing against the certain mortgage rate.
Key terms & abbreviations
OverpaymentPaying extra principal off your mortgage each month. The effective return equals your mortgage rate — guaranteed and completely tax-free, unlike investment returns.CGTCapital Gains Tax — tax charged on investment profits above the annual allowance (currently £3,000). The calculator deducts this when comparing net investment returns against overpayment. Investments held in an ISA or pension are exempt.EquityThe portion of your property you own outright: property value minus the outstanding mortgage. Overpaying builds equity faster, which improves your LTV and may unlock a better rate at your next remortgage.Crossover pointThe year when the cumulative value of your investment portfolio (after CGT) overtakes the equity you'd have built through overpaying. Shown visually on the chart.Opportunity costThe return you give up by choosing one option over another. Overpaying has an opportunity cost — the investment gains you forgo. Investing has an opportunity cost — the guaranteed mortgage interest you continue to pay.
Modes & sub-calculators
CompareCompare two different overpayment or investment scenarios side-by-side.
Compare two monthly allocation amounts
£
£
Uses the debts entered in your calculator below. Add your debts first, then compare how much faster you clear them.
Open the sections above to add your debts, investments and monthly spare cash — we'll instantly show you where every pound should go.
◈Emergency Fund6-month safety net
—
£0 savedTarget: —
Clear First
—
Invest Here
—
Monthly Split
—
Your Guidance
Recommendation
Add your debts and investments above
Highest Debt Rate
—
Blended Inv. Return
—
Monthly to Allocate
—
EF Coverage
—
Wealth Projection — Equity vs Portfolio
Year-by-Year Breakdown
Year
Debt Balance
Equity Gained
Portfolio Value
After Tax
Net Worth Change
Verdict
FIRE Calculator
Financial Independence · how far away is yours?
Saved Inputs
Compare mode — edit A & B independently.
The 4% Rule: Your FIRE number is the pot where you can withdraw 4% per year and (historically) never run out of money. Most people discover they're closer than they think.
Calculates your Financial Independence number — the investment pot at which your assets generate enough passive income to cover your living costs indefinitely, without needing to work. Also shows how many years away you are at your current savings rate, and the impact of saving more or spending less.
Fields explained
Annual incomeYour current gross salary — used to model your savings capacity and rate.Annual expensesWhat you spend each year in retirement. This is the single most important input — your FIRE number is derived directly from it.Current savingsAll long-term savings and investments today — pension, ISA, general investment account, property equity.Monthly savingsWhat you're adding to your pot each month. Increasing this is the most powerful lever for reaching FIRE sooner.Expected returnAnnual investment return. Long-run equity markets have returned 7–10% nominally, 4–7% in real terms. Use a conservative figure for planning.
Key terms & abbreviations
FIREFinancial Independence, Retire Early — a movement built around aggressive saving and investing to reach a point where you no longer need employment income.FIRE numberThe target pot size for financial independence. Calculated as annual expenses × 25, based on the 4% safe withdrawal rate.4% ruleA guideline from the Trinity Study (1998): you can withdraw 4% of your portfolio per year with a high probability of your money lasting 30+ years. Based on historical US market data.Safe withdrawal rateThe percentage of your portfolio you can withdraw annually without a high risk of running out of money. Most FIRE planners use 3.5–4%; more cautious planners use 3%.GIAGeneral Investment Account — a taxable investment account (unlike ISAs or pensions, there's no tax-free wrapper). Used when ISA and pension allowances are exhausted.Savings rateThe percentage of your take-home pay you save and invest each month. The higher your savings rate, the faster you reach FIRE — the relationship is exponential, not linear.
Your situation
£
£
£
£
Assumptions
%
%
Your FIRE number
—
Years to FIRE—
FIRE age—
Current savings rate—
Monthly surplus available—
Gap to FIRE number—
What if I saved more?
Wealth trajectory
Life Event Modeller
See the financial impact of major life changes before they happen
Saved Inputs
Compare mode — edit A & B independently.
Having a child
Redundancy
Career break
Getting married
Something else
Models the financial impact of a major life event — having a baby, redundancy, a career break, or getting married — before it happens. See how your monthly cashflow changes, how long your savings will last, and what you can do to prepare.
Fields explained
Monthly incomeYour current take-home pay — what lands in your account each month after tax and deductions.Monthly expensesYour total current outgoings: rent or mortgage, bills, food, transport, and everything else.SavingsThe total buffer you have available to draw on during or after the event.
Key terms & abbreviations
SMPStatutory Maternity Pay — the legal minimum your employer must pay during maternity leave: 90% of average weekly earnings for the first 6 weeks, then £187.18/week (or 90% if lower) for 33 weeks. Many employers enhance this.SPPStatutory Paternity Pay — 1 or 2 weeks at £187.18/week (or 90% of weekly earnings if lower). Taken within 56 days of the birth or adoption.Shared parental leaveAfter the initial 2 weeks of maternity leave, parents can share up to 50 weeks of leave and 37 weeks of shared parental pay between them.Statutory redundancy payThe legal minimum redundancy payment, calculated as: 0.5 weeks' pay per year of service under age 22; 1 week per year aged 22–40; 1.5 weeks per year over 41. Weekly pay is capped at £719 (2025/26).Savings runwayHow many months your savings would cover your existing expenses if your income stopped entirely. General guidance is to maintain 3–6 months as an emergency buffer.NI gapA period without National Insurance contributions — e.g. during a career break — can reduce your eventual state pension entitlement. You can pay voluntary Class 3 NI contributions to fill gaps.
Modes & sub-calculators
Having a babyModels income during maternity and paternity leave, new childcare costs, and changes to tax credits or benefits.RedundancyCalculates your statutory redundancy pay, the income gap during job hunting, and your savings runway.Career breakShows how long savings last, the state pension (NI gap) implications, and the income needed when you return to work.Getting marriedModels one-off wedding costs and the ongoing financial impact of combining households or changing work patterns.
Your current situation
£
£
£
Having a child
£
£
Redundancy
£
£
£
Career break
£
£
Getting married
£
£
£
£
Your future cost
£
£
Monthly cashflow change
—
Before event—
During event—
After event—
Savings runway—
Total financial impact—
How to prepare
Inheritance Tax
UK IHT estimate — 2025/26 thresholds
Saved Inputs
Compare mode — edit A & B independently.
Estimates the UK Inheritance Tax (IHT) bill on an estate using current HMRC thresholds. Enter the estate value, property details and personal circumstances to see how much IHT may be due — and where the main allowances apply.
Fields explained
Total estate valueThe combined value of all assets — property, savings, investments, personal possessions, business interests — before any deductions.Main home valueThe value of the primary residence. Required to determine whether the Residence Nil-Rate Band (RNRB) applies.Mortgage outstandingOutstanding mortgage balance, deducted from the home value to give net property value.Pension valueCurrent pension pot value. Pensions are currently excluded from IHT. From April 2027, unspent pension pots will be included in the taxable estate.Charitable donationsLegacy gifts to registered UK charities are exempt from IHT. Leaving ≥10% of the net estate to charity reduces the IHT rate from 40% to 36%.Gifts in last 7 yearsGifts made more than 7 years before death are fully exempt. Gifts within 7 years may be taxable — this field deducts qualifying exempt gifts from the taxable estate.
Key terms & abbreviations
Nil-rate band (NRB)The tax-free IHT threshold — currently £325,000 per person, frozen until 2030. Married couples and civil partners can combine unused NRBs for up to £650,000.Residence nil-rate band (RNRB)An additional £175,000 allowance available when the main home is left to direct descendants (children, grandchildren). Transferable between spouses. Tapers away above a £2m estate.Taper reliefThe RNRB reduces by £1 for every £2 the estate exceeds £2 million. At £2.35m the full RNRB is lost.7-year ruleMost gifts become fully exempt from IHT if the donor survives 7 years after making them. Gifts made 3–7 years before death may qualify for taper relief on the tax due.Potentially exempt transfer (PET)A gift made during the donor's lifetime. Becomes fully exempt if the donor survives 7 years.Chargeable lifetime transfer (CLT)A gift to a trust — immediately chargeable at 20% above the NRB, with further charges possible on death within 7 years.
Important notes
April 2027 pensionsFrom April 2027, unspent pension pots will be included in the IHT estate. This is a significant change — the calculator shows the estimated impact in the results.This is an estimateIHT is complex. Business property relief, agricultural relief, trusts, and other exemptions can significantly change the position. Always consult a solicitor or financial adviser for estate planning.
Estate Details
£
£
£
£
£
£
%
Estimated IHT Bill
—
Effective rate on estate—
IHT rate applied—
Tax-Free Threshold
—
Taxable Amount
—
Net estate—
Stamp Duty Calculator
SDLT for England & Northern Ireland — 2025/26
Saved Inputs
Calculates the Stamp Duty Land Tax (SDLT) you owe when buying a residential property in England or Northern Ireland. Rates are applied in bands.
Fields explained
Property priceThe full purchase price agreed with the seller.Buyer typeFirst-time buyers pay 0% on the first £300,000 and 5% up to £500,000. Additional property buyers pay a 3% surcharge on every band.
Compare mode — edit A & B independently.
Property Details
£
£
Stamp Duty (SDLT)
—
Effective rate—
Total purchase costs—
Tax band breakdown
Property A
Property A
£
Property B
Property B
£
Capital Gains Tax
CGT on property, shares & other assets — 2024/25 rates
Saved Inputs
Estimates the Capital Gains Tax you may owe when disposing of an asset. CGT is charged on the gain — not the full sale price. The annual exempt amount (£3,000 for 2024/25) is deducted before tax is applied.
Key terms
Annual exempt amount£3,000 in 2024/25 — the tax-free allowance on capital gains.60-day reporting ruleCGT on UK residential property must be reported and paid within 60 days of completion.
Compare mode — edit A & B independently.
Tax Position
£
Asset & Costs
£
£
£
£
CGT due
—
Gross gain—
Taxable gain—
CGT rate applied—
Net proceeds (after CGT)—
Gain breakdown
Sale price—
Less: purchase price—
Less: improvement costs—
Less: selling costs—
Less: annual exempt amount—
Taxable gain—
Asset A
Asset A
£
£
£
Asset B
Asset B
£
£
£
Dividend Tax
UK dividend tax on investments & income — 2024/25
Saved Inputs
Calculates the personal tax due on dividend income — for investors, shareholders, and anyone receiving dividends from UK companies. Dividends sit on top of your other income and are taxed at the rate for your band, after a £500 annual allowance.
Fields explained
Other incomeYour non-dividend income — salary, self-employed profit, rental income. Dividends sit on top of this and are taxed at the appropriate band rate.Dividend incomeTotal dividends received in the 2024/25 tax year. The first £500 is tax-free. The remainder is taxed at 8.75% (basic), 33.75% (higher), or 39.35% (additional rate).
Key terms
Dividend allowance£500 of dividend income is tax-free each year.Band stackingDividends are added on top of your other income when determining which rate applies — not treated separately.
Your Income (2024/25)
£
£
£
Dividend Tax Due
—
Dividend allowance£500
Taxable dividends—
Effective dividend rate—
Total take-home—
Tax breakdown
Salary vs Dividends
Ltd company director income optimiser — 2024/25
Saved Inputs
For limited company directors: shows the most tax-efficient way to extract profit from your company by splitting income between salary and dividends. Compares your total take-home against taking the same profit as a PAYE employee.
Fields explained
Company profitThe company's pre-tax profit before any director salary is paid. The salary is deducted as a business expense, reducing the corporation tax bill.Director salary£9,100/yr avoids all NI (employee and employer). £12,570/yr uses the full personal allowance but triggers employer NI unless the Employment Allowance applies.Employment AllowanceA £5,000 annual offset against employer NI. Available to companies with multiple employees — typically not available to sole director companies.
Key terms
Corporation tax19% on profits up to £50,000. 25% on profits over £250,000. Tapered between the two.Effective rateTotal tax paid (corporation + personal) as a percentage of company profit — the true cost of extracting money from your company.
Company & Director Details
£
£
£
Director take-home
—
Monthly take-home—
Corporation tax—
Personal tax (inc. & div)—
Total tax (corp + personal)—
Effective rate on profit—
vs Equivalent PAYE Salary
PAYE take-home (same profit)—
Ltd Co advantage—
Dividends paid out—
Corp tax rate applied—
Fun Finance
Your money in the real world
Saved Inputs
Compare mode — edit A & B independently, results update live.
A collection of calculators that put your money in real-world context. No projections to act on — just numbers that make you think. All figures update in real time as you type.
The calculators
Where Do I Rank?Compares your salary and net worth against UK percentiles (ONS ASHE 2024 & Wealth and Assets Survey 2022), European and global salary medians (ILO/World Bank 2023), global wealth distribution (UBS Global Wealth Report 2024), and named UK job benchmarks. Enter your gross salary and estimated net worth to see where you sit across all four dimensions.Tax Freedom DayThe date you stop earning for the government and start keeping your own money, based on UK 2025/26 income tax and NI rates for England. Uses salary sacrifice pension which reduces taxable income.Billionaire ClockBased on estimated annual wealth accumulation from Forbes data. These are not salaries — they represent net worth growth, which is highly volatile and not guaranteed income.Latte EffectShows the true opportunity cost of a daily habit. Enter the cost and frequency — the result is what you'd have if you'd invested that money instead, compounded over time.To a MillionMilestone tracker from £10,000 to £1 billion. The power of compound growth means the gap between £100k and £1m is often smaller than people expect.Dream AddressHow long to save a 20% deposit on the world's most expensive streets. Prices are approximate averages based on publicly available property data.Dream WheelsYears to save the full list price of a supercar. No depreciation modelled — the real cost of ownership is significantly higher.Space FundApproximate published ticket prices for private space experiences. Prices are indicative and subject to change; some missions are not yet commercially available.Lottery TrapEnter your monthly lottery spend, a timeframe, and an investment return rate — see what that money would be worth if invested instead. The UK National Lottery jackpot odds (1 in 45 million) are shown alongside for context. Figures use compound growth on monthly contributions.Electric vs PetrolFive-year total cost of ownership comparison between a petrol car and an electric vehicle. Accounts for purchase price, fuel costs (pence per litre / pence per kWh), insurance, servicing, and annual depreciation. Net cost includes residual value at year five. CO₂ tailpipe emissions are shown for the petrol scenario only — EV emissions depend on the electricity grid mix.Property What If?Uses ONS UK House Price Index regional data to show what an average property bought in your region in 2005, 2010, 2015, or 2025 would be worth today. Shows capital gain, return on a 10% deposit, and compares against what that deposit would have grown to if invested at 7%/yr instead. Prices are regional averages — individual properties vary significantly.What If I'd Bought?Enter a notional investment and pick from 20 of the world's most valuable companies — Apple, NVIDIA, Microsoft, Amazon, Alphabet, and more. See what your investment would be worth today if you'd bought 1, 3, 5, 10, 20, or 30 years ago, shown as a multiple and a £ value. Where the company wasn't yet public, the period is marked as not listed. All prices are approximate USD split-adjusted historical figures — currency movements are not reflected. Not investment advice.
Finance meets reality. Numbers that actually make you feel something. Adjust any input and see your results instantly.
Your savings settings
£
%
Years to become a millionaire
—
Choose your street
£
Time to save the deposit
—
Average asking price—
20% deposit required—
Choose your car
£
Years to save the full list price
—
List price (new, UK)—
To buy in 5 years you'd need—
Your details
£
They earn your salary in
—
Estimated hourly wealth growth—
Estimated annual wealth growth—
Based on estimated hourly wealth accumulation from Forbes 2024/25 data — not a salary figure.
Your daily habit
£
%
Invested instead, worth
—
— return vs. just spending it
Annual spend on this habit—
Total spent over 30 yrs—
Annual spend in perspective—
Choose your mission
£
Years to save for launch
—
Approximate ticket price—
Hourly saving rate needed—
Your income
£
%
UK 2025/26 rates for England. Pension is salary sacrifice (reduces taxable income).
Your Tax Freedom Day
—
Days working for the government—
Days working for yourself—
Effective deduction rate—
Income tax—
National Insurance—
Pension (salary sacrifice)—
Your details
£
£
Sources: ONS ASHE 2024 (UK salary); ONS Wealth & Assets Survey 2022 (UK net worth); ILO/World Bank 2023 (global salary); UBS Global Wealth Report 2024 (global wealth). Figures are population-wide estimates.
UK Salary Rank
—
UK Net Worth Rank
—
Your lottery habit
£
%
Invested instead, worth
—
—
Total spent on tickets—
Investment gain on top—
—
—
Your driving
#
Petrol car
Electric car
£
£
£
£
£
£
Petrol — 5yr running
—
fuel —/yr · total/yr —
Electric — 5yr running
—
fuel —/yr · total/yr —
Petrol — 5yr net cost
—
purchase + costs − residual
Electric — 5yr net cost
—
purchase + costs − residual
—
—
What if you'd bought then?
Average price then
—
vs today: — (—)
Capital gain—
10% deposit needed then—
Return on deposit—
—
—
What If I'd Bought?
£
Prices are approximate USD split-adjusted historical figures. Returns shown in multiples — currency movements not accounted for. Past performance is not a guide to future returns.
Habit A
Your daily habit A
£
%
Habit B
Your daily habit B
£
%
Cost of Living
Compare UK cities — what salary do you need?
Saved Inputs
Compare mode — compare two different city pairs or salary levels side by side.
Compares the cost of living between two UK cities across eight spending categories. Enter your current city, salary, and spending mix — see what equivalent salary you'd need in your target city to maintain the same standard of living. All indices are relative to UK average (100).
Categories covered
HousingRent or mortgage payments for equivalent property. The single largest variable between cities — London can be 2–3× other major cities.Food & groceriesWeekly supermarket spend and eating out. Varies less dramatically than housing but still materially different between London and Northern cities.TransportMonthly commuting costs: season tickets, bus passes, fuel and parking. London's Oyster/contactless costs are high but car ownership is lower.EnergyGas and electricity bills. Broadly similar across the UK but older housing stock in some cities drives higher bills.ChildcareAverage nursery and after-school costs. London and South East are significantly higher than the rest of the UK.Leisure & diningRestaurants, pubs, cinemas, gym memberships and similar discretionary spend.HealthcarePrivate health insurance, dental and optical costs where not covered by NHS.EducationSchool fees, tutoring, and university accommodation costs where relevant.
Data sources
IndicesDerived from ONS regional price data, Numbeo UK city comparisons, Zoopla rental data and CACI cost of living indices 2023/24. All figures are indicative and should be verified for your specific circumstances.
Your situation
£
Spending weights adjust to match your lifestyle
Equivalent salary needed
—
Overall cost index —
Overall cost index —
Cost difference—
Monthly take-home (City A)—
Monthly take-home needed (City B)—
Category breakdown
Comparison A
City pair A
£
Comparison B
City pair B
£
Career Move Calculator
What is a new job actually worth after tax and costs?
Shows what a new job or pay rise is actually worth in your pocket — after income tax, National Insurance, pension changes, commuting costs, and any other new expenses. A headline salary increase can be significantly eroded by higher costs or a worse pension. This calculator shows the real number.
Key terms
Net monthly gainYour after-tax take-home increase, minus any new costs (commuting, childcare, etc). This is the actual money you'll have at the end of each month.Real pay rise %The net annual gain expressed as a percentage of your current salary — what the pay rise actually means in real terms after all adjustments.Pension impactA higher or lower employer/employee pension rate at the new role changes your take-home even if the salary looks similar. Always compare pension contributions between offers.Commute cost changeEnter any monthly increase in commuting costs — season tickets, fuel, parking. A London role paying £5k more may cost £3k/yr extra to commute to.
Current role
£
%
New role
£
%
Additional costs
£
£
Current take-home
—
New take-home
—
Take-home gain (before costs)—
Net gain after all costs—
Annual net gain—
Real pay rise—
Pension contribution change—
Income Protection Gap
What would you lose if you couldn't work?
Shows the financial gap if you became too ill or injured to work. Most people dramatically underestimate this risk — 1 in 6 workers will be off for 6+ months at some point in their career. This calculator shows your monthly income gap, how long your savings would last, and what level of income protection insurance would close the gap.
Key terms
Statutory Sick Pay (SSP)The legal minimum: £116.75/week (2025/26) paid by your employer for up to 28 weeks. Self-employed workers receive nothing. SSP is far below most people's take-home pay.Income protection insurancePays a monthly benefit (typically 50–70% of income) if you can't work due to illness or injury. Premiums depend on your age, health, occupation, and the deferred period (how long you wait before the policy pays out).Deferred periodThe waiting time before the policy pays out — typically 1, 3, 6 or 12 months. Longer deferred periods mean lower premiums. Match it to how long your employer pays sick pay.Income gapThe difference between your normal take-home and what you'd actually receive if you couldn't work. This is the amount your savings need to cover, or insurance needs to replace.
Your situation
£
months
£
£
Monthly income gap
—
Income drop vs normal take-home
What you'd receive (sick pay)—
Shortfall vs outgoings—
Savings would last—
Risk level—
Suggested protection
Cover needed—
Estimated annual premium—
Premium estimate based on ~2.5% of annual benefit. Actual premiums vary by age, health, occupation and deferred period — get a personalised quote from a broker.
Self-Employed Tax
Sole trader vs limited company — how much do you keep?
Saved Inputs
Compares two self-employment structures at the same revenue level: sole trader (paying income tax plus Class 2 and Class 4 NI) versus limited company (paying corporation tax, then taking salary up to the personal allowance and the remainder as dividends). Shows your total tax bill and what you actually take home under each structure.
Key terms
Class 2 NIA flat annual charge of £179.40 (2025/26) paid by sole traders with profits above £12,570. Counts towards your State Pension qualifying years.Class 4 NISole traders pay 6% on profits between £12,570 and £50,270, and 2% above that. Unlike employees, there is no employer NI contribution to factor in.Corporation taxLimited companies pay 19% on profits up to £50,000, rising to 25% above £250,000 with marginal relief between.Salary + dividendsThe typical limited company approach: take a salary up to the personal allowance (£12,570) to stay tax-free, then extract remaining profit as dividends. Dividends are taxed more lightly than income but do not count towards pension qualifying years or NI credits.Dividend allowanceThe first £500 of dividends each year are tax-free (reduced from £2,000 in 2022 and £1,000 in 2023).Payment on accountSole traders pay income tax in two instalments: 50% on 31 January and 50% on 31 July, based on the previous year's bill. The first year of self-employment can require 150% of the first year's tax bill.
Your figures
£
£
Taxable profit: —. Expenses reduce your tax bill directly — always keep records.
Annual take-home
—
Effective tax rate: —
Income tax—
Class 2 NI (flat rate)—
Class 4 NI (6% / 2%)—
Total tax—
Payment on account (each)—
Optimal salary (tax-free)—
Corporation tax—
Available as dividends—
Dividend tax (personal)—
Total tax (corp + personal)—
Buy-to-Let Calculator
Rental yield, cash flow and Section 24 tax impact
Saved Inputs
Calculates the true return on a buy-to-let property — gross and net yield, monthly cash flow, annual tax bill including the Section 24 finance cost restriction, and return on your deposit. Also stress-tests the investment against a 2% rate rise.
Key terms
Section 24Since April 2020, residential landlords can no longer deduct mortgage interest from rental income before calculating tax. Instead they receive a 20% tax credit on the finance costs. Higher-rate taxpayers are significantly impacted — effectively paying tax on income they never received.Gross yieldAnnual rent as a percentage of property value. A starting benchmark — 5–7% is typically considered reasonable, but gross yield ignores all costs and tax.Net yieldAnnual return after mortgage payments, management fees, maintenance and tax. This is the real measure of investment performance.Cash flowMonthly rent minus mortgage payment, management fees, maintenance and tax. Negative cash flow means you're topping up the property each month from your own pocket — a liquidity risk even if the property is appreciating.Return on deposit (ROI)Annual net cash flow as a percentage of your deposit. Compares the return from your invested capital against alternatives like stocks or savings.Stress testModels the impact of mortgage rates rising by 2% — important given fixed-rate periods end and lenders stress-test at higher rates for new borrowing.
Property & mortgage
£
£
%
years
Rental income & costs
£
%
£
Gross yield
—
Net yield
—
Monthly cash flow
—
Return on deposit: —
Mortgage payment—
Mortgage interest portion—
Taxable rental profit—
Section 24 tax credit—
Annual tax bill—
Rate stress test (+2%)
—
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