Property Flip Calculator
Is your flip profitable? See your net profit after every cost, from stamp duty to agent fees.
Your Flip Profit Analysis
Full breakdown from purchase to sale
Gross Profit
Return on Investment
Total Project Cost
Profit per Month
Purchase Costs
Refurb & Holding Costs
Selling Costs
Profit Summary
Deal Verdict
How to use this calculator
Enter your purchase price, refurb estimate, bridging finance terms, and expected sale price. The calculator shows every cost line by line and your gross profit before tax.
For an accurate refurb estimate, use Refurb Calculator to generate a room-by-room breakdown. The output includes a schedule of works for your lender and contractors.
Tax on property flips
If HMRC treats your flip as property trading (which they often do), the profit is taxed as income, not as a capital gain. That means up to 45% for higher rate taxpayers plus potential National Insurance. The calculator shows gross profit before tax. Consult an accountant for your specific tax position.
The 70% rule
A quick filter before running a full analysis: pay no more than 70% of the after refurbishment value minus refurb costs. If the asking price exceeds this, the deal is unlikely to be profitable.
Flip vs BRRR
Flipping gives a lump sum but incurs selling costs and tax. BRRR avoids selling costs and builds long-term income. Use the BRRR calculator to compare the same deal under both strategies.