With rent to rent, you rent a property from a landlord on a guaranteed rent and let it out again, usually room by room or as serviced accommodation. Your profit is the gap between what comes in and what you pay out.
This calculator works out monthly profit after the landlord’s rent, bills, cleaning, platform fees and empty nights or rooms, then the return on your setup costs and how many months it takes to pay them back.
| Rent paid to the landlord | £1,400 a month |
|---|---|
| Room income | 5 rooms at £600, £3,000 a month |
| Bills | £450 a month |
| Profit before voids | £3,000 − £1,400 − £450 = £1,150 a month |
| Setup costs (furniture, fees) | £6,000 |
| Payback | About 5 months |
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Yes, when it is done properly. The landlord has to agree in writing, the tenancy or management agreement must allow subletting, and the property must meet the rules for how it is let, such as HMO licensing and safety standards.
It varies a lot by area and setup. The figure that matters is profit after the landlord’s rent, bills, cleaning, fees and empty rooms or nights, which is what this calculator shows.
Usually furniture, decorating, safety items, any licence, deposits and agreement fees. The calculator compares them with the monthly profit to show the payback time.
Yes. Serviced accommodation is let by the night, so income depends on occupancy and nightly rates, with cleaning and platform fees. An HMO is let to longer-term tenants room by room. The calculator handles both.
Education, not advice. Rules change and depend on your circumstances. Check GOV.UK and speak to a qualified adviser before you act.