Property deal analyser
Explore the costs and returns of a whole deal, from stamp duty to cash-on-cash return.
Analyse a dealFREE PROPERTY TOOL
Refurbishment ROI Calculator
See what a refurbishment or furnishing project could add to the rent, how long it takes to pay back and how it changes the yield.
PROXERA Wealth helps investors buy, improve and let. The improve step is optional: some properties are ready to let as they are, while others earn more after targeted work. Before committing a budget, it is worth checking whether the work pays for itself.
Enter the purchase price, the cost of the works and the rent before and after. The calculator shows the rent uplift, how long it takes to recover the cost and how the yield changes once the works are counted in. Add an expected value after works to see the equity position too.
See where improvement fits in how PROXERA Wealth works, or browse current opportunities.
CALCULATOR
Does the work pay for itself?
Building work, kitchens, bathrooms, decoration
Or the rent it would let for as it is today
Base this on comparable let properties nearby
Leave blank to skip the equity figure
Rent lost while the work is done
Payback on the works
Rent uplift, monthly
Rent uplift, yearly
Works cost
Rent lost during works
Payback in months
Annual return on the works
Gross yield before works
Gross yield after works, on total cost in
Total cost in
Equity uplift
Save to PROXERAPayback and annual return use the works cost plus rent lost during the works. Gross yield after works uses the purchase price plus the works cost. Stamp duty, legal fees, finance, running costs and tax are not included. Default inputs are illustrative examples, not a real property or client result.
HOW IT WORKS
How it's calculated
Rent uplift
Expected rent after the works less the current rent. With the example figures, £1,150 less £850 is £300 a month, or £3,600 a year.
Works cost and rent lost
The works cost is refurbishment plus furnishing: £18,000 and £6,000 make £24,000. Rent lost is the current rent for each month the property sits empty: £850 for 2 months is £1,700. Together the project costs £25,700.
Payback period
The project cost divided by the monthly rent uplift. £25,700 ÷ £300 is 85.7 months, so the works pay back in about 7.1 years, before tax, finance and running costs.
Annual return on the works
The yearly rent uplift as a percentage of the project cost: £3,600 ÷ £25,700 = 14.01%.
Gross yield before and after
Before: current annual rent ÷ purchase price, £10,200 ÷ £180,000 = 5.67%. After: new annual rent ÷ total cost in, which is the purchase price plus the works, £13,800 ÷ £204,000 = 6.76%. If the yield after the works is lower than before, the works add rent but dilute the return on the money in. For a full cost base including stamp duty and fees, use the deal analyser.
Equity uplift
Expected value after works less the total cost in: £215,000 less £204,000 is £11,000. Leave the value blank if you would rather judge the project on rent alone.
After the works
Once the property is let, PROXERA keeps the rent, costs and documents in one place, so you can see whether the uplift arrived and track the yield over time.
FAQ
Refurbishment returns, answered
What is a good payback period?
There is no single benchmark. Compare it with how long you plan to hold the property, the return you could get elsewhere and the risk that the higher rent is not achieved. A shorter payback leaves less resting on the forecast.
Why include the months the property is empty?
Rent lost while the work is done is a real cost of the project. Leaving it out flatters both the payback period and the return.
Can I claim refurbishment costs against rental income?
Maintenance and repairs are allowable expenses. Improvements, such as an extension or replacing a kitchen with a higher specification, are capital costs and cannot be claimed against rental income, though they can count when working out Capital Gains Tax on a sale. The initial cost of furnishing a property is not covered by replacement of domestic items relief.
Is the equity uplift a profit?
Not until you sell or refinance. The value after works is an estimate until a surveyor or lender confirms it, and a sale has costs and can bring Capital Gains Tax. The capital gains tax calculator shows what a sale might cost.
Can PROXERA Wealth carry out the works?
If you want to add rental appeal, PROXERA Wealth can renovate, refurbish or furnish a property for you, with scope and budget agreed upfront. It is optional: not every property needs work. See how it works.
RELATED
Keep going with the numbers.
Rental yield calculator
Compare gross and net yield, with cash flow and cash-on-cash return.
Compare yieldsBuy-to-let calculator
Model the mortgage, the monthly cash flow and lender rental cover on one screen.
Model a buy-to-letLandlord tax calculator
Income tax on rental profit for 2026/27, with the 20% finance cost credit.
Work out landlord taxCapital gains tax calculator
Estimate CGT on selling an investment property in 2026/27, for one owner or two.
Estimate CGTRental yields by city
Compare rental yield data across UK cities before you choose where to buy.
See the dataFigures are illustrative estimates based on the information entered, not financial, tax or investment advice. Achievable rents and values depend on the property, the local market and the quality of the works. Default inputs are example figures, not a real property or client result. Tax points are general information, not advice. Property investment involves risk: capital is at risk and past performance is not a reliable indicator of future results. To talk through a project, contact us or speak to a qualified adviser.
Sources: GOV.UK, Working out your rental income, GOV.UK, Tax when you sell property: work out your gain. Checked 22 October 2026.
GET MATCHED
Your next property, matched by technology.
Tell us what you are looking for. We reply within one working day, and PROXERA keeps the search going for you.