Buy-to-Let Rental Yield & Cash Flow Calculator
Gross and net yield, monthly cash flow after the mortgage, cash-on-cash return, a rate-rise stress test and a ten-year projection of equity and total return.
Buy-to-Let Rental Yield & Cash Flow Calculator is a free Excel workbook: 3 sheets, 197 live formulas and realistic sample data throughout, 14 KB as .xlsx.
The formulas are printed on this page, unedited, so you can check the method before downloading anything. Swap in your own numbers and the whole file recalculates — which is the part no chat window can hand you. Opens in Excel, Google Sheets, Numbers and LibreOffice; no add-in and no macro.
A look inside
This is a real slice of the Projection sheet from the actual file — not a screenshot, and not a mock-up. Cells shown in violet are live formulas, exactly as they arrive.
| # | Year | Rent | Voids | Effective rent | Management | Fixed costs | NOI |
|---|---|---|---|---|---|---|---|
| 2 | 1 | =Calculator!$B$24*(1+Calculator!$B$15)^(A2-1) | =B2*Calculator!$B$7 | =B2-C2 | =D2*Calculator!$B$8 | =(Calculator!$B$9+Calculator!$B$10+Calculato… | =D2-E2-F2 |
| 3 | 2 | =Calculator!$B$24*(1+Calculator!$B$15)^(A3-1) | =B3*Calculator!$B$7 | =B3-C3 | =D3*Calculator!$B$8 | =(Calculator!$B$9+Calculator!$B$10+Calculato… | =D3-E3-F3 |
| 4 | 3 | =Calculator!$B$24*(1+Calculator!$B$15)^(A4-1) | =B4*Calculator!$B$7 | =B4-C4 | =D4*Calculator!$B$8 | =(Calculator!$B$9+Calculator!$B$10+Calculato… | =D4-E4-F4 |
| 5 | 4 | =Calculator!$B$24*(1+Calculator!$B$15)^(A5-1) | =B5*Calculator!$B$7 | =B5-C5 | =D5*Calculator!$B$8 | =(Calculator!$B$9+Calculator!$B$10+Calculato… | =D5-E5-F5 |
| 6 | 5 | =Calculator!$B$24*(1+Calculator!$B$15)^(A6-1) | =B6*Calculator!$B$7 | =B6-C6 | =D6*Calculator!$B$8 | =(Calculator!$B$9+Calculator!$B$10+Calculato… | =D6-E6-F6 |
| 7 | 6 | =Calculator!$B$24*(1+Calculator!$B$15)^(A7-1) | =B7*Calculator!$B$7 | =B7-C7 | =D7*Calculator!$B$8 | =(Calculator!$B$9+Calculator!$B$10+Calculato… | =D7-E7-F7 |
| 8 | 7 | =Calculator!$B$24*(1+Calculator!$B$15)^(A8-1) | =B8*Calculator!$B$7 | =B8-C8 | =D8*Calculator!$B$8 | =(Calculator!$B$9+Calculator!$B$10+Calculato… | =D8-E8-F8 |
| 9 | 8 | =Calculator!$B$24*(1+Calculator!$B$15)^(A9-1) | =B9*Calculator!$B$7 | =B9-C9 | =D9*Calculator!$B$8 | =(Calculator!$B$9+Calculator!$B$10+Calculato… | =D9-E9-F9 |
What’s in the file
What it explains
- Gross yield is what the listing says; net yield is what you get
- The stress test is the lender's question, not yours
- Cash-on-cash, not yield, is the return on YOUR money
Download it
The workbook is free with a DataHub Pro account. Free accounts download three templates and keep them forever — re-downloading one you already have never counts again. Pro accounts get all 201.
Related templates
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<a href="https://www.datahubpro.co.uk/excel-templates/property-rental-yield">Buy-to-Let Rental Yield & Cash Flow Calculator</a> — free Excel template from DataHub Pro
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