THE POSITION TODAY
Where your wealth sits.
Property is shown as equity after mortgages. Personal debts are deducted separately. Pension, home and business equity may not be available to invest.
THE BTL REALITY WEALTH LAB
Net worth calculator.
Today and tomorrow.
Bring your property, savings, investments and pensions into one clear picture. Then explore what could happen next.
01 / GET THE WHOLE PICTURE
Know where you stand.
See the choices ahead.
INSTANT RESULTS / EDITABLE EXAMPLE
Net worth today £170,000View results ↓
↑ Back to inputs
YOUR NET WORTH TODAY£170,000
Everything you own, less everything you owe.
Total assets
Total liabilities
PROJECTED NET WORTH IN 20 YEARS
ILLUSTRATIONThe shape of your future.
YOUR NUMBERS, IN A PLAN YOU CAN KEEP
Go deeper than the headline.
Your full report includes the annual projection, every modelled purchase and refinance, a wealth breakdown, sensitivity tests and all your assumptions.
Open your annual projection
| Year | Net worth | Property value | Debt | Investments | Pension | Cash | Properties | Annual rent | Annual cashflow |
|---|
THE PROPERTY JOURNEY
A plan, one step at a time.
UNDERSTAND THE MODEL
A forecast worth questioning.
What counts as net worth?
Cash, investments, pension, business and other assets, plus current property values, less all mortgages and personal debts. Net worth is different from money you can access today.
What happens to new money?
Both strategies start with the same wealth and monthly investing budget. Keeping existing properties invests the allocated starting cash, monthly investing and rental cashflow in market accounts. Refinancing and reinvesting directs that money into a property capital pot.
What does refinancing do?
It converts some property equity into cash by taking on extra debt. It does not itself create wealth. The model deducts refinance fees and checks a loan-to-value limit, rental interest coverage, minimum net release and the time since the last purchase or refinance.
What could change the outcome?
Prices, rents, costs, returns, taxes and lending criteria can change. Losses, repairs and mortgage-rate changes can cause a funding shortfall. The model is before tax and does not assess whether you can actually obtain finance.
Read the full calculation assumptions
Growth compounds monthly. Contributions arrive at month end. Each property has its own value, loan and refinance history. A purchase occurs at a month end only after its deposit, tax, fees, refurbishment and cash buffer are funded. It earns rent from the following month. Future property prices, rents and costs move with the relevant growth assumptions.
Existing main-home mortgage payments are assumed to be funded outside the monthly investing budget. Their capital repayments increase home equity and are shown separately in the wealth breakdown. The monthly investing amount should be what remains after your living costs, home mortgage and other commitments. Pension contributions are additional.
Personal debt balances are held constant. Other assets stay at their entered value. Business value changes only at your chosen rate. Taxes on income, gains, investments and pensions, sale costs, pension withdrawal rules and selling assets are not modelled. A negative cash pot represents a shortfall requiring extra funding, with no assumed borrowing costs.
Automatic purchase tax assumes an ordinary UK-resident purchase at additional residential rates using the current rules. Special reliefs, corporate flat rates, non-resident surcharges, linked transactions and lease premiums are outside this portfolio illustration. Use a manual purchase-tax allowance where appropriate. Current tax rules are held constant in future years; actual rules may change.
Property acquisition stops if a safety limit of 2,000 holdings is reached, with a visible warning. This protects the tool against impractical extreme scenarios. The forecast is educational and is not personal financial, tax or mortgage advice.
TURN CLARITY INTO YOUR NEXT MOVE
A clearer plan starts
with better questions.
Explore property education and support for your first or next investment with BTL Reality.
NET WORTH CALCULATOR FAQ
Make sense of your wealth.
Should I include my home and pension in net worth?
Yes, if you own them. Your home contributes its value minus the mortgage, and your pension contributes its current account value. Neither is automatically cash available to invest. This calculator keeps current net worth and available property capital separate.
Are 5%, 7% and 9% investment returns guaranteed?
No. They are editable cautious, central and optimistic modelling assumptions, not forecasts or guaranteed outcomes. Market accounts can lose value, and a smooth annual return does not show real-world volatility, fees or tax.
Can property equity be counted twice?
No. Property equity is its value less the mortgage. A refinance adds cash but also raises debt, with fees reducing net worth. Our wealth breakdown reconciles starting wealth, contributions, growth, cashflow, debt repayments and costs.
Why might refinancing produce a worse result?
Extra debt raises financing costs. Fees, purchase taxes, voids and slower growth can outweigh additional property gains. Change the assumptions and compare both strategies using the same initial funding and monthly budget.
Do I need to enter an email address?
No email is needed for the calculator, charts, comparison or annual results. If you choose a personalised PDF report, we ask for your name and email to deliver it. Extra profile questions and marketing opt-in are optional.
Illustrative projections, before tax. Property and investment values can fall. Read the limitations. Current buying-tax sources: HMRC, Revenue Scotland and Welsh Revenue Authority.