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Rent-to-Rent Calculator
Calculate R2R profits & ROI
📋 Data Entry Tip
Enter ONLY the costs you'll actually pay. If landlord covers council tax, leave it at £0. Accurate data = accurate ROI.
Property Agreement
Rent you pay to the landlord
Furniture, decoration, etc.
Usually 1-2 months rent
Typical R2R contract is 3-5 years
Rooms/Units
Monthly Operating Costs
Monthly Summary
Total Monthly Income
£2,500
Total Monthly Costs
£2460
Monthly Profit
£40
Performance Metrics
Annual Profit
£480
ROI on Setup
4.36%
Break-Even Point
275.0 months
Profit Margin
1.60%
Total Setup Investment
£11,000
Setup costs + deposit
Per Room Average
£500/month
What is Rent-to-Rent?
Rent-to-Rent (R2R) is a property strategy where you rent a property from a landlord on a standard tenancy, then sublet it to multiple tenants (usually as an HMO or serviced accommodation) to generate profit from the rent difference.
Key R2R Metrics:
- Monthly Profit: Total rent collected minus rent to landlord and all operating costs.
- ROI on Setup: Annual profit divided by your total setup investment (furniture, deposit, etc.).
- Break-Even Point: How many months until you recover your initial setup costs.
- Profit Margin: Your profit as a percentage of total rental income collected.
🔗 Rent-to-Rent Resources
National Landlords Association
Landlord membership and resources
Rent to Rent Insurance
Insurance for rent-to-rent operators
GOV.UK Private Renting
Official guidance on renting
Shelter Housing Advice
Housing rights and advice
TDS Tenancy Deposit
Tenancy deposit protection
SpareRoom
Flatshare and room rental platform
💡 All links open in new windows • R2R insurance and landlord associations