Free calculator
UK holiday-let investment calculator
Estimate revenue, costs, mortgage impact, yields, break-even occupancy and cash-on-cash return using transparent assumptions.
Holiday Let Investor provides educational and illustrative tools only. Outputs are based on user-entered data and assumptions and do not constitute financial, mortgage, tax, legal or regulated investment advice. Always verify data and speak to qualified professionals before relying on it.
Results depend on the assumptions you enter. Small changes in occupancy, rates, finance costs and setup costs can materially change the outcome.
Educational modelling, tracking and workflow support for UK holiday-let investors and owners.
What this is not.Financial advice, mortgage advice, tax advice, legal advice, regulated investment advice or an income forecast you can rely on without independent verification.
Before buying or investing.Check figures with your accountant, broker, solicitor and local planning or licensing rules where relevant.
After purchase, you receive an order confirmation email with access instructions. Spreadsheet purchases include download or access details. Pro purchases include access instructions for the Pro workspace. Please check your spam or junk folder if the email does not arrive. If anything still does not arrive, email hello@holidayletinvestor.co.uk with your order email and product name.
Property assumptions
Defaults are illustrative UK holiday-let assumptions, not market data.
Income assumptions
Seasonal rates multiplied by booked weeks plus annual extras.
Costs and setup
Operating costs are deducted before mortgage. Percentages are annual assumptions.
From estimate to tracking
When the numbers still look promising, Pro keeps them live.
A calculator result is a snapshot. Pro turns the assumptions into a working control centre so setup spend, bookings, occupancy, costs and monthly performance can be reviewed against the original case.
£29/month or £249/year
What Pro adds
Save the baseline forecast
Track setup spend against budget
Add actual income, expenses and occupancy
Review actual vs forecast variance
Educational tracking and workflow support only. No income, occupancy, tax, finance or investment outcome is promised.
Calculator guide
How to use the holiday let calculator before you view.
Use this page as an early screening model, not a final valuation. The useful output is not one attractive profit figure; it is whether the deal still looks sensible when income, costs and finance are made visible.
Start with cautious revenue
Enter separate high, mid and low-season weekly rates rather than using one annual average. UK holiday lets are seasonal, so a cottage in Cornwall, a lodge in North Wales and a serviced apartment in a city can all behave differently. If the agent provides a gross income figure, test it against your own booked-week assumptions before relying on it.
Make running costs visible
The calculator separates platform fees, management fees, cleaning, utilities, insurance, maintenance reserve, council tax or business rates, hot tub maintenance and other annual costs. This helps avoid the common mistake of treating gross booking income as profit.
Model finance properly
Deposit, mortgage amount, interest rate, term and mortgage type all affect the output. Interest-only borrowing can show a very different annual cost from repayment borrowing, so compare both where relevant and use the break-even occupancy as a risk check.
What the calculator tells you.
This UK holiday let calculator helps you review gross booking revenue, cleaning revenue, total gross income, operating costs, mortgage cost, net operating income before mortgage and net cashflow after mortgage. It also shows gross yield, net yield before mortgage, cash-on-cash return and break-even occupancy.
Break-even occupancy is especially useful because it turns several assumptions into one plain question: how hard does this property need to work before it covers its costs? A deal that breaks even at a modest occupancy level usually has more room for weaker months, repairs or cost increases than a deal that needs strong bookings all year.
For deeper analysis, run a property through the holiday let deal checker and then use the report and spreadsheet if the deal still deserves more detailed scenario testing.
Calculator outputs are only as useful as the assumptions entered. Use evidence from close comparable properties, local cleaners, managing agents, mortgage brokers, insurers and any available historic booking information before making decisions.
Holiday Let Investor provides educational and illustrative tools only. Outputs are based on user-entered data and assumptions and do not constitute financial, mortgage, tax, legal or regulated investment advice. Always verify data and speak to qualified professionals before relying on it.
FAQs
Common questions
What does the holiday let calculator estimate?
It estimates gross booking revenue, cleaning revenue, total gross income, operating costs, mortgage annual cost, net cashflow, yields, cash-on-cash return, break-even occupancy and simple best, base and worst-case scenarios.
Can I use it for Airbnb, lodges and cottages?
Yes. The calculator is designed for UK holiday lets, Airbnb-style short lets, lodges, cottages and serviced accommodation, provided you adapt the assumptions to the property and operating model.
Does the calculator use live market data?
No. It uses the assumptions you enter. Treat the output as an illustrative scenario and check local comparables, booking evidence and professional advice before relying on the result.
Why is break-even occupancy important?
Break-even occupancy estimates the percentage of the year the property may need to be booked to cover operating costs and mortgage cost under the entered assumptions. It is useful for comparing risk between properties.