ONE STEP AT A TIME
The purchase & refinance timeline.
Purchases use your capital pot. Refinances add debt as well as cash. Every event is shown in the report.
THE BTL REALITY PORTFOLIO LAB
One property.
Then what?
Use our property portfolio growth calculator to explore how capital, rental profits and refinancing could fund your next purchases.
02 / BUILD THE BIGGER PICTURE
Follow the properties.
Follow the money.
INSTANT RESULTS / EDITABLE EXAMPLE
Projected properties View results ↓
↑ Back to inputs
YOUR ILLUSTRATIVE PORTFOLIO IN 20 YEARS
properties, each with its own value, loan and refinance history.
See the portfolio grow.
See the key milestones
| Year | Properties | Value | Debt | Equity | Annual cashflow |
|---|
A PLAN YOU CAN KEEP
Your complete portfolio roadmap.
Get every projected purchase and refinance, all annual figures, the comparison without refinancing, downside tests and your full assumptions.
Open the full annual projection
| Year | Homes | Value | Debt | Equity | Cash | Annual rent | Annual cashflow | Capital in | Net released |
|---|
KEEP THE FUNDING VISIBLE
What powers the plan?
Capital you contribute is separate from rental profit and borrowed equity. Released equity is never counted as new wealth by itself.
HOW THE SIMULATION WORKS
More than a compounding curve.
Fund the whole purchase.
The model buys only when the cash pot can cover the deposit, purchase tax, refurbishment, fees and selected cash reserve. Prices, rents and costs change with your assumptions.
Track each property.
Each new property has its own mortgage, rent, running costs and refinance clock. Repayment mortgages reduce debt monthly. Rent begins in the month after purchase.
Refinance within the rules.
Loan-to-value and rental coverage both constrain new borrowing. The net release must cover your minimum threshold after fees, and the property must pass the cooldown period.
Keep the risk in view.
More properties can mean more debt, more management and greater exposure to losses. Neither valuations nor refinancing are guaranteed. Negative cash means the plan needs extra funding.
Full assumptions and limitations
Monthly contributions and net rental cashflow enter the capital pot at each month end. Cash earns your selected return. Purchases are made at month end; any refurbishment and entered uplift are immediate. Refinance checks are made when capital is needed for another purchase. Fees reduce the cash released. The selected reserve remains after purchases but can be used by later losses or costs.
Income and capital gains taxes, corporation tax, sale costs, early repayment charges and lending eligibility are excluded. Enter relevant one-off charges in the fee allowances. Future mortgage rates are held constant at your selected values. The comparison without refinancing still reinvests contributions and rental cashflow into new properties.
Automatic purchase tax uses ordinary UK-resident additional residential rates in the selected jurisdiction. Special corporate flat rates, non-resident surcharges and reliefs are not included. Use a manual tax allowance where appropriate. Current tax rules are held constant throughout the projection.
The simulation has a 2,000-property safety limit and displays a warning if it is reached. This is a deterministic educational model, not an investment recommendation or lending decision.
CONNECT THE BIGGER PICTURE
Your portfolio is part
of your wealth.
Bring existing properties, savings, investments and pension into the Net Worth & Wealth Predictor.
PROPERTY PORTFOLIO CALCULATOR FAQ
Understand the steps between properties.
Does refinancing create extra wealth?
No. It increases cash and mortgage debt together. Fees reduce wealth. Its potential benefit comes from how the borrowed money is subsequently used, while the extra debt creates additional risk.
Why can I not buy another property immediately?
You need the full deposit, purchase tax, fees, refurbishment and cash reserve. Rental coverage may also reduce the mortgage available, increasing the cash needed. The timeline shows when the model first meets all these assumptions.
Can I switch off refinancing?
Yes. Turn it off in Rules. Your contributions and rental profits can still fund more properties. The comparison chart shows both approaches using the same initial capital.
Can I include properties I already own?
Use the Net Worth & Wealth Predictor to add individual existing properties and model them alongside your other assets. This tool focuses on building a new portfolio from starting capital.
What growth assumptions should I use?
The editable starting assumptions are 5% property growth and 3.75% rental growth. They are illustrations, not guarantees. Test zero or negative growth, higher borrowing costs and realistic expense allowances before relying on a projection.
Educational projections in GBP, before tax. Property values and rents can fall. Read the limitations. Current buying-tax sources: HMRC, Revenue Scotland and Welsh Revenue Authority.