Stay or sell.
The landlord maths.
Since the Renters' Rights Act commenced in May 2026, the running cost of being a UK landlord has shifted. EPC compliance deadlines, restricted Section 24 relief, RRA tenancy obligations. This calculator compares the 5-year cost of staying in vs selling now to a cash buyer.
Your inputs
Maintenance, insurance, gas safety, agency fees, voids, RRA compliance
If D or below, expect a one-off upgrade cost to comply with the EPC C standard for rentals.
5-year comparison
- Annual gross rent
- £0
- Annual mortgage interest
- −£0
- Annual other costs
- −£0
- Annual tax (Section 24)
- −£0
- Year-1 net cashflow
- £0
- 5-year cumulative net rent
- £0
- EPC upgrade (one-off)
- −£0
- Property appreciation (5 yrs @ 3%)
- £0
- Sale costs at year 5 (agent + legal)
- −£0
- Net wealth at year 5
- £0
- Cash offer (88% of value)
- £0
- Less: outstanding mortgage
- −£0
- Net cash today
- £0
- Invested for 5 yrs @ 4.5%
- £0
- Net wealth at year 5
- £0
Section 24 tax. Since 2020, mortgage interest is no longer fully deductible against rental income for individual landlords. Instead, you pay tax on full rent (less other expenses), then receive a 20% basic-rate tax credit on mortgage interest. We model this as: tax = (rent − other costs) × your band, less mortgage interest × 20%.
EPC upgrade cost. The EPC C standard for new tenancies has been a stated direction of travel for years. We assume a £8,000 one-off upgrade cost for properties currently rated D or below — usually a mix of insulation, double glazing, and heating. Properties already at C or above pay £0.
Cash offer. Modeled at 88% of market value. RPJ offers typically range 80–92%; the right figure for your property depends on condition, lease length, location, and tenancy status.
Year-5 sale costs. Agent commission 1.5% + VAT, legal fees £1,200, modelled if you sell at year 5 via the open market.
Reinvestment growth. Net cash today modeled at 4.5%/year compound — roughly the post-tax return on a savings account, mid-tier investment fund, or modest equity portfolio. Higher returns possible if reinvested in another property; lower if held in cash.
What's not modeled. Future interest-rate rises (which compress staying returns further), unexpected repairs, void periods longer than budgeted, RRA-driven non-payment risk, your time and stress. All of these tilt the maths toward selling, not against it. Figures are illustrative; for a real written cash offer specific to your property, start an enquiry with your postcode.
Why this calculator exists
The Renters' Rights Act, which commenced 1 May 2026, removed Section 21 ("no-fault") evictions, introduced indefinite rolling tenancies, and added a tougher framework around rent increases, possession, and tenant rights. Combined with Section 24 mortgage-interest restrictions, the EPC C deadline for rentals, and rate-environment pressure, the maths of being a UK landlord has tightened materially.
This calculator helps you see the 5-year picture for your specific property. For deeper context on the RRA and exit options, see our Renters' Rights Act landlord exit guide and landlord exit options compared.
The calculator is a sketch.
Our offer isn't.
If your numbers suggest selling makes sense, share your postcode and we'll come back in 24 hours with a real written cash offer specific to your property and tenancy.