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BRRR Calculator UK — Buy, Refurbish, Refinance, Rent
BRRR Calculator UK — Buy, Refurbish, Refinance, Rent
Does my BRRR deal actually stack up?
Buy, Refurbish, Refinance — how much of your cash comes back out, and what's left in the deal
1. Purchase & refurbishment
Stamp Duty is calculated automatically for England, using the additional-property surcharge rate — since a BRRR purchase (whether personal or via a limited company) is essentially always an investment/additional property. Edit the figure directly if your solicitor gives you a different number, or if the property is in Scotland or Wales. See the Stamp Duty Calculator for other nations or first-time-buyer scenarios.
Bridging loan terms
Bridging lenders lend against current value, not the after-repair value — and most standard BTL mortgages won't fund a property that isn't habitable or lettable yet.
2. Refinance
ARV is the single biggest risk in this calculation. It's your estimate, not a guaranteed valuation — get an independent RICS valuation or agent opinion before relying on it. Overestimating ARV is the most common reason BRRR deals leave investors with capital trapped rather than recycled.
ICR (Interest Coverage Ratio): BTL lenders test whether rent covers the mortgage payment at a stressed rate (often 5.5%+, not your actual pay rate), typically requiring 125% cover for basic-rate individual landlords or 145% for higher-rate landlords and limited companies. If your rent doesn't clear this test, the lender caps the loan below what LTV alone would allow — this calculator applies whichever constraint is lower.