Free deal checker

Check one UK holiday-let deal free.

Add a listing link, paste the property description, or upload a brochure file. Then edit the assumptions and see a live suitability score, estimated cashflow, break-even occupancy, max-offer guide and practical risk checks.

Deal score –/100

Enter a property or adjust the assumptions to see the first-pass score update.

Educational use only.

This is not financial, mortgage, tax, investment, legal, valuation or planning advice. Always check figures independently and take professional advice before buying.

Privacy note.

We use the information you enter to generate your educational deal check. Do not enter confidential information or paste confidential financial details. Listing text and assumptions are used to produce your educational analysis and are handled according to the privacy policy.

Free sample One property check is included.

Edit the assumptions as much as you need for that property. To compare several properties, use the spreadsheet or Pro workspace.

Spreadsheet View Pro

1. Start with a listing

Paste a property listing, brochure text, or your own assumptions. Some property portals block automated reading, so pasted text is usually more reliable.

Property link Links are useful evidence, but pasted text or uploaded brochure details usually produce better assumptions. Upload brochure, screenshot or notes Text files can be processed on this page. PDFs and images are accepted as evidence, but may still need key details pasted.

Paste listing description or brochure text

Spreadsheet bundle

Privacy note.

2. Comparable evidence

Add nearby holiday-let or short-stay comparables so the checker can update likely rates, booked weeks and occupancy assumptions.

Comparable links Open, public pages work best. Restricted portals may still require pasted text.

Upload comparable notes or screenshots Text, copied notes or simple PDF text can be read. For screenshots, paste the key rates as text if extraction is weak. Comparable summary

3. Property and location

These fields drive the area, property-fit and confidence parts of the score.

Property name/reference Location Property type Bedrooms Sleeps Area demand Seasonality Condition Furnishing status If the property is not already a holiday let, keep furnishing and setup cost in the model. Guest fit Restriction risk

Parking Outside space Sea / water view Hot tub Fireplace / log burner Dog-friendly setup

4. Finance assumptions

Results update immediately. Keep auto mortgage on if borrowing equals purchase price less deposit.

Auto mortgage amount = purchase price minus deposit Auto-estimate furnishing/setup cost from bedrooms, sleeps, condition and furnishing status

Purchase price £ Deposit £ Mortgage amount £ Interest rate % Mortgage term years Mortgage type Repayment uses a standard capital-and-interest formula.

5. Income and operating costs

Use cautious assumptions until you have verified booking evidence or local comparable data.

High-season weekly rate £ Mid-season weekly rate £ Low-season weekly rate £ High-season weeks booked weeks Mid-season weeks booked weeks Low-season weeks booked weeks Short-break/extra income £ Cleaning fee charged to guests £ Cleaning cost paid by owner £ Platform/booking fee % Management/agency fee % Utilities per year £ Insurance per year £ Maintenance reserve % Council tax/business rates/service charge £ Hot tub/spa maintenance £ Other annual costs £ Furnishing/setup cost £ Stamp duty/legal/purchase costs £

6. Offer target

The max-offer guide uses the current deposit as fixed cash and estimates mortgage as offer price minus deposit.

Target cash-on-cash return % Target annual cashflow £

Deal score –/100

Score updates as you change the assumptions.

Current verdict Enter assumptions to generate the verdict.

Confidence level Awaiting evidence

Capacity model Sleeps and bedrooms adjust the model.

Setup budget Furnishing status adjusts cash invested.

Revenue needed to break even –

Suggested next move Add listing evidence and check restrictions.

Total gross income–

Operating costs–

NOI before mortgage–

Net cashflow–

Break-even occupancy–

Mortgage annual cost–

Cash invested–

Cash-on-cash–

Max-offer guide–

Next paid step Turn this screen into a saved report and spreadsheet model.

The £39 bundle is designed for one serious property: fuller sensitivity checks, finance scenarios, running-cost planning and an assumption trail you can keep.

Get the £39 report bundle

What the score is noticing

Strengths

Risks

Next checks

Illustrative sample result

Example screen for a single property

Gross income£42,000

Annual costs£18,500

Mortgage cost£12,000

Break-even occupancy43%

Risk ratingCaution

Illustrative only. Your score and outputs depend on the assumptions entered and evidence available.

Potential upgrade scenarios

Illustrative only. These show how features such as a hot tub or fireplace might affect the model if the property does not already have them.

Buy spreadsheet bundle View Pro

Educational use only.

This site is for educational and illustrative purposes only and does not provide financial, mortgage, tax, investment, legal, valuation or planning advice. Calculator outputs are estimates based on user-entered assumptions. This is a first-pass screening model. It does not use guaranteed live booking data and should not be treated as a recommendation.

Deal checker guide

What the deal checker is designed to screen.

The deal checker is built for buyers who have found a possible holiday let, Airbnb, lodge, cottage or serviced accommodation property and want a structured first pass before spending time on viewings or deeper research.

Location suitability

The score considers whether the area looks like a prime, established, emerging or unknown visitor market. A known tourism location can improve the area signal, but the checker still expects you to confirm demand with close comparable listings and local evidence.

Property fit

Bedrooms, sleeps, condition, guest fit, parking, outside space, sea views, hot tub, fireplace and dog-friendly setup can all affect how suitable a property may be for short stays. The tool highlights these features so they are not lost inside a listing description.

Financial resilience

The checker uses the same transparent calculator logic for income, costs, mortgage annual cost, cash invested, cash-on-cash return and break-even occupancy. Changing deposit, interest rate or mortgage type updates the results immediately.

Use the score as a filter, not a decision.

A high score does not mean a property should be bought. A low score does not automatically mean it should be ignored. The value of the checker is that it makes assumptions visible: what has been confirmed, what is estimated, which costs are most sensitive, and what evidence is missing before an offer.

Rightmove, Zoopla and other portals may restrict automated extraction, so the most reliable workflow is to paste the listing text or agent brochure details into the checker, then edit the assumptions yourself. The tool is deliberately editable because the buyer, lender, property and operating model all change the numbers.

If you want to compare multiple opportunities over time, use Holiday Let Investor Pro. If one deal is serious enough for a deeper model, use the deal report and spreadsheet.

Evidence to collect next.

Before relying on a deal screen, check planning or lease restrictions, mortgage suitability, insurance, local cleaning availability, business rates or council tax position, service charges, utility assumptions and real comparable booking evidence.

FAQs

Common questions

Is the deal checker an editable screening tool?

Yes. You can add a property link, paste listing text or upload supporting information, then edit the assumptions and review the first-pass score and financial outputs.

Can the checker pull details from Rightmove or Zoopla links?

Some portals restrict direct extraction. The checker keeps the link as evidence, but the most reliable method is to paste the listing description, price, bedrooms, features and any agent income claims into the text box.

What affects the deal score?

The score considers area demand, seasonality, restriction risk, property fit, condition, guest features, cashflow, cash-on-cash return, break-even occupancy and confidence in the assumptions entered.

Does a strong score mean I should buy the property?

No. The score is only an educational first-pass filter. It does not constitute financial, mortgage, tax, investment or legal advice and should not be treated as a recommendation.