Should I Sell My BTL Property?

Letsana Decision Tool

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.

Sale price (£) The expected sale price of the property. Purchase price (£) The original purchase price used for the gain calculation. Buying costs (£) Include stamp duty, legal fees and other allowable acquisition costs. Selling costs (£) Include estate agent fees, legal fees and other direct sale costs. Capital improvements (£) Include qualifying improvements rather than normal repairs and maintenance. Current mortgage balance (£) The balance that would need to be repaid from the sale proceeds. Ownership split The ownership share used for the CGT estimate. Your taxable income (£) Your income for the tax year, used to estimate how much gain falls into each CGT band.

2. If you keep it

Estimate annual profit after costs, mortgage interest and admin burden.

Monthly rent (£) The current or expected monthly rent. Occupancy (%) Allow for voids by reducing the percentage below 100%. Yearly running costs (£) Include maintenance, insurance and other recurring property costs. Yearly mortgage interest (£) Interest only, not capital repayment. MTD / admin cost per year (£) Include bookkeeping, software and compliance admin costs. EPC upgrade budget still needed (£) Use this to reflect likely future spend still required on the property.

3. Reinvestment and pressure

Compare this property with what the same released capital could do elsewhere.

Reinvestment yield (%) The annual return you think released capital could earn elsewhere. Compliance pressure How heavy the regulatory pressure feels for this property. Void / arrears risk Your view of ongoing tenancy and income risk. How much hassle can you tolerate? This helps reflect the human side of the decision, not just the numbers.

Your result

A side-by-side planning view of what selling may release and what keeping may continue to earn.

Cash left if sold — The estimated sale proceeds left after selling costs, mortgage repayment and CGT.

Estimated CGT — The estimated Capital Gains Tax based on the ownership and income inputs above.

Annual profit if kept — Estimated annual rental profit after costs, mortgage interest and admin.

Net yield if kept — A simple net yield based on annual profit versus sale price.

Annual income if reinvested — The estimated annual income if released capital were reinvested elsewhere.

Decision score — 0 = strong sell case, 100 = strong keep case.

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What this suggests

This score is designed to support a decision, not replace judgement.

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This is a landlord planning tool. It compares sale proceeds, rental performance, reinvestment potential and operational pressure. It is not tax, mortgage or investment advice.

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.