Property Flip Calculator UK 2026
Calculate flip profits using the 70% rule. Estimate refurb costs, holding costs, and ROI for any fix and flip project.
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The 70% Rule Explained
The 70% rule states: Maximum Purchase Price = (ARV x 70%) - Refurb Costs. This ensures you have room for profit after renovation costs, holding costs, and selling fees.
70% Rule Example
Example Flip Analysis
3-Bed Semi, Sheffield
ARV: £250,000
Costs Breakdown
Profit Analysis
Costs to Include in Your Flip
Purchase costs
Stamp duty, legal fees, surveys
Refurbishment
Materials, labour, contingency
Holding costs
Mortgage, insurance, utilities, council tax
Selling costs
Agent fees, legal fees
Flip Calculator FAQs
What is the 70% rule for property flipping?
The 70% rule is a quick formula: Maximum Purchase Price = (After Repair Value x 70%) - Refurbishment Costs. For a property worth 200,000 after refurb with 30,000 in works, max purchase = (200,000 x 0.7) - 30,000 = 110,000.
What profit should I aim for on a flip?
Most experienced flippers aim for minimum 20% ROI on total investment. For a 6-month project, this equates to 40% annualized return. Our calculator shows both standard and annualized ROI.
What costs do I need to include?
Include: purchase costs (stamp duty, legal, survey), refurbishment (materials, labour, 10-15% contingency), holding costs (mortgage interest, insurance, utilities, council tax), and selling costs (estate agent 1-2%, legal fees). Our calculator accounts for all these.
How long does a typical flip take?
Light refurbs take 2-4 months, medium refurbs 4-6 months, and heavy refurbs 6-12 months. Add time for purchase (2-3 months) and sale (2-4 months). Our calculator factors in holding costs based on your timeline.
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