What is buy-to-let ROI?

ROI stands for Return On Investment. ROI is the percentage return you make on your investment (cash) that you put into a property purchase, after considering all expenses.

The calculation (see below) includes all expenses, including finance costs but normally excludes tax, involved in running the investment property. Similarly, all purchase costs are included in the investment figure used.

It is the comparison between the cash you put in and cash you get out (per year).

How do you calculate buy-to-let ROI?

( ([annual rental income] - [annual expenses]) / [total cash investment]) * 100 = [ROI]

ROI is represented as a percentage.

Here's an example...

Purchase details:

  • Property value: £180,000
  • Stamp duty: £6,500
  • Mortgage and solicitor costs: £1,800
  • Initial repair costs: £2,200
  • Mortgage: £132,000
  • Total investment: £58,500

Income and expense details:

  • Rent (annual): £9,900 (monthly rent: £825)

  • Mortgage payments (annual): £3,300

  • Managing agent, maintenance, voids (estimated, annual): £1,485

  • Total annual costs: £4,785

    ROI: ( (9900 - 4785) / 58500) * 100 = (5115 / 58500) * 100 = 0.0874 * 100 = 8.74%

You can use the free PaTMa buy-to-let yield calculator to do this calculation for you.