Should I Sell BTL Property?
The Buy-to-Let Decision Score Calculator compares what you would walk away with if you sold against what the property earns if you keep it. Enter your figures across four areas: the sale scenario, rental income and costs, reinvestment return, and compliance and risk position. The calculator produces a decision score between 0 and 100, a CGT estimate at current 2026 rates, and a net yield figure, giving you a clear basis for the sell-or-hold decision without relying on approximations.
Buy-to-Let Decision Score Calculator
Compare sale proceeds, rental profit, reinvestment potential and compliance pressure to help decide whether this property looks more like a keep, review or sell case.
1. If you sell
Estimate how much cash may remain after mortgage repayment, selling costs and Capital Gains Tax.
2. If you keep it
Estimate annual profit after costs, mortgage interest and admin burden.
3. Reinvestment and pressure
Compare this property with what the same released capital could do elsewhere.
Your result
A side-by-side planning view of what selling may release and what keeping may continue to earn.
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What this suggests
This score is designed to support a decision, not replace judgement.
How to read the score
This score is a planning indicator. It helps compare hold vs sell pressure using the assumptions entered. It is not a substitute for tax advice or full portfolio analysis.
Interpretation
Consider selling (0–39):
This property is underperforming financially and operationally. Selling may unlock capital and reduce future regulatory risk.
REVIEW (40–66):
This property sits in a grey zone. A targeted strategy (rent optimisation, refinancing, or upgrades) could improve performance.
KEEP (67–100):
This property remains a strong asset. Performance, risk, and effort are aligned with long-term holding.
This calculator runs entirely in your browser. No data is stored or transmitted. It is designed for planning and comparison, not prediction.
