Know if a UK buy-to-let deal actually works in 5 minutes.
A practical Excel analyser for UK property investors — combining 2026 SDLT assumptions, Section 24 tax, BRRR, HMO, mortgage stress testing and 10-year projections in one connected workbook.
- See monthly cashflow, yields, ICR and deal rating at a glance
- Compare personal ownership vs LTD company scenarios
- Model standard BTL, BRRR and HMO assumptions in one workbook
- Stress test rent drops and interest-rate rises with a 9-cell sensitivity matrix
- Use dashboard snapshots and charts to review deals faster
- Free annual updates included — SDLT rules, tax thresholds and rate assumptions kept current
- 2 months free PropFox Chrome extension when we launch — for all early buyers
Price rises to £37 on 1 June. Buy now and lock in free updates + 2 months free PropFox on launch.
Headline yield does not tell you if a deal works.
A property can look profitable on rent alone — then fall apart when you include SDLT, tax, voids, management, mortgage payments, lender stress tests and refinance assumptions. That is especially true in today's market, where Section 24 and higher mortgage rates leave less room for mistakes.
UK buy-to-let analysis for the scenarios investors actually care about.
Most property templates are either basic calculators or generic spreadsheets. PropFox is built specifically for UK buy-to-let deal analysis — with the tax, mortgage and investor scenarios that matter when screening a deal.
2026 SDLT built in
Calculate SDLT for England and Northern Ireland, including additional-property and LTD company treatment.
Section 24 Deep Dive
Compare personal ownership vs LTD company scenarios and see how finance cost restriction changes after-tax cashflow — with corporation tax switching and a dividend extraction view.
BRRR calculator
Model purchase, refurbishment, post-refurb valuation, refinancing, capital recycled, money left in and post-refinance cashflow.
HMO calculator
Calculate room-by-room rent, bills, voids, management and HMO-specific costs for up to 8 rooms.
A deal dashboard you can actually make decisions from.
The Dashboard gives you a clean snapshot of purchase price, monthly cashflow, gross and after-tax net yield, total cash invested, ROI, actual ICR, stress-test status, BRRR recycle status, deal rating and property details. Use it to compare opportunities, save screenshots, or share a professional first-pass summary with a partner, broker or adviser.
Run your next deal through PropFoxVisual deal analysis, not just rows of formulas.
PropFox includes 12 charts across the workbook, including annual cashflow breakdown, cashflow waterfall, yield comparison, operating costs, personal vs LTD company tax comparison, BRRR charts, mortgage stress testing, 10-year cashflow, equity and LTV views.
See what Section 24 does
Dedicated personal vs LTD company outputs including finance cost restriction, basic-rate tax credit assumptions, corporation tax, simplified dividend extraction and net after-tax income.
Stress the deal properly
9-cell sensitivity matrix shows monthly cashflow after tax across current rent, rent down 10%, rent down 20%, current rate, +1% and +2%.
Compare strategies
Standard BTL, BRRR and HMO modelling in one connected workbook, without rebuilding your numbers every time.
See the workbook in action.
A clean dashboard for quick screening, plus detailed tabs for cashflow, tax, BRRR and refinance analysis when you need to go deeper into the numbers.
11 tabs. One connected analysis.
Everything connects back to the same deal assumptions, so you can move from headline cashflow to tax, stress testing, BRRR, HMO and 10-year returns without duplicate entry.
How PropFox compares
| Feature | PropFox BTL Deal Analyser | Basic Yield Calculator | Generic Property Spreadsheet |
|---|---|---|---|
| UK buy-to-let focused | Yes | Sometimes | Sometimes |
| 2026 SDLT included | Yes | Rarely | Often outdated |
| Section 24 modelling | Yes | No / basic | Rarely |
| Personal vs LTD company comparison | Yes | No | Rarely |
| BRRR + HMO calculators | Yes | No | Sometimes separate |
| Rent/rate sensitivity matrix | Yes, 9-cell | No | Rarely |
| Dashboard + charts | Yes, 12 charts | Usually none | Limited |
| Built-in Glossary | Yes | No | Rarely |
Launch special: £19
PropFox BTL Deal Analyser is available at a £19 launch special until 31 May 2026 — price rises to £37 on 1 June.
Early buyers also get free annual updates (SDLT, tax rules and assumptions kept current) and 2 months free PropFox Chrome extension when we launch — the AI-powered deal analysis tool for Rightmove.
- One-time purchase
- Excel workbook (.xlsx)
- 11 connected tabs
- Dashboard + 12 charts + Glossary
- Companion guide included
- Instant download
- Free annual updates included
- 2 months free PropFox on launch
FAQ
Is this Excel or Google Sheets?
It is built in Excel (.xlsx format). Excel 2016 or later, or Excel 365, is recommended. It may open in Google Sheets with formatting or chart differences, but Excel is the intended platform.
Is this only for experienced landlords?
No. It is built for beginner to intermediate UK investors. The spreadsheet includes guidance, protected formulas and structured inputs to make analysis easier. The Glossary tab defines every key term.
Does it include Section 24?
Yes. It includes a dedicated Section 24 Deep Dive and Personal vs LTD company comparison. When you choose LTD company in Deal Inputs, the workbook automatically switches to corporation tax modelling.
Does it include 2026 SDLT?
Yes. The SDLT calculator is designed around 2026 England and Northern Ireland SDLT assumptions, including additional-property and LTD company treatment. Scotland and Wales are not included.
Can it analyse HMOs?
Yes. The HMO Calculator supports up to 8 rooms, with room-by-room rent, bills, voids, management and HMO-specific costs.
Can it analyse BRRR deals?
Yes. The BRRR Calculator models refurbishment cost, post-refurb valuation, refinance value, capital recycled, capital left in and post-refinance outcomes.
What does the deal rating mean?
The deal rating is a simple visual signal based on workbook assumptions. It should be used as a first-pass screen, not an investment decision by itself.
What is the sensitivity matrix?
The sensitivity matrix in Deal Summary shows monthly cashflow after tax across 9 combinations of rent and interest rate. It lets you see how much breathing room the deal has without changing your base assumptions.
Is this financial or tax advice?
No. This is an educational deal-analysis workbook. It is not financial, tax, mortgage, legal or investment advice. You should check assumptions and consult qualified professionals before making decisions.
Will this guarantee a profitable deal?
No spreadsheet can guarantee investment performance. PropFox helps you structure the analysis, understand assumptions and spot risks earlier.
Will I get updates when tax rules change?
Yes. All buyers get free annual updates. When SDLT thresholds, Section 24 rules or other assumptions change in a way that materially affects the workbook, we will send an updated version to the email address used at purchase.
What is the free PropFox offer?
Everyone who buys the BTL Deal Analyser during the launch period will receive 2 months free access to the PropFox Chrome extension when it launches. PropFox is an AI-powered deal analysis tool that works directly on Rightmove — giving you instant yield, cashflow and deal-score analysis on any listing. We will email your access code when the extension is available.
Run the numbers before the deal runs you.
Use PropFox to check cashflow, tax, SDLT, BRRR, HMO, mortgage stress and sensitivity in one connected UK deal analyser.
Price rises to £37 on 1 June. Early buyers get free annual updates + 2 months free PropFox Chrome extension on launch.