HMO calculator for room-by-room cash flow
Enter the rent for each room, the licensing costs and the purchase details. The calculator shows cash flow and return for the whole house, with stamp duty and compliance flags included.
Start analysing deals free →How an HMO is worked out
The calculator uses the number of rooms, the rent for each room and the licensing costs. It does not treat the house as a single let.
Room-by-room cash flow
Set the rent and occupancy for each room separately, so a part-let HMO shows its own figures rather than an average.
Return on the money left in
Cash-on-cash return is worked out on the money left in the deal after refurbishment and licensing, as well as the headline yield.
Stamp duty
The 5% additional-property surcharge, with the company rules (relief for a rental business, the 17% flat rate for one that does not qualify) and non-UK resident options, is worked out alongside your HMO figures. Rates checked on 10 October 2026.
Try your first HMO deal
You need the purchase price, the number of rooms and the rent for each room. It is free to use. Sign in only when you want to see and save your results.
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