Flip profit calculator
What a buy-refurbish-sell project actually returns after stamp duty, holding and selling costs — and the most a flip buyer could pay.
Your offer is above what a flip buyer can pay. There is no fee in this at that price — the offer needs to come down or the deal needs to go.
Resale valueYOU | £200,000 |
RefurbishmentYOU | −£35,000 |
Stamp dutyVER | −£6,000 |
Buying costsASM | −£3,600 |
Holding costsASM 6 months | −£4,800 |
Selling costsASM | −£5,000 |
Buyer's profit at that priceEST 20.0% return on their capital | −£32,500 |
Investor profit at your offerEST | £25,600 |
Investor ROIEST | 15.1% |
Room under max offerEST Your assignment fee has to fit in here. | £-6,389 |
- End buyer wants 20.0% return on the money they put in.
- Selling costs 2.5% of resale value.
- Buying costs 3.0% plus stamp duty.
- Held for 6 months.
This is one sum out of a whole deal
Inside the app the same engines run against real HM Land Registry sold prices, rank your buyers against the deal, and tell you what to do next — with the workings attached to every figure, exactly as they are here.
The demo runs on invented deals and real postcodes. No account, nothing saved.
Questions
Why is my profit lower than I expected?
Almost always stamp duty and holding costs. Both are invisible in a back-of-envelope sum and both are real money leaving your account.
What counts as holding costs?
Council tax, insurance, utilities and finance while the work is done. Modelled here as a flat monthly figure scaled to value — crude, but it is never zero, which is what leaving it out assumes.
Next
The most you can offer a seller and still leave your end buyer the return they need — worked backwards from the finished value, not from the American 70% rule.
A starting figure for a refurbishment from floor area and condition — for triage, not for offers you cannot walk back.
Stamp Duty Land Tax on a purchase in England or Northern Ireland, band by band, including the additional-property surcharge.