How our calculators work
Assumptions and limitations behind our moving and property calculators.
Where numbers come from
UK property tax tools model published thresholds and reliefs for the relevant nation and effective tax year. Mortgage and rental tools use stated mathematical assumptions. The removal estimator uses published industry benchmarks combined with adjustable distance, volume, access and service factors.
How to read an estimate
Results change with your inputs. A lower/upper range describes uncertainty in the model, not a binding quotation or a promise of savings. Optional ongoing costs that start at £0 are not the same as a realistic ownership budget.
Property taxes and mortgages
England and Northern Ireland use SDLT, Wales LTT, and Scotland LBTT. Residential rates, additional-property surcharges and buyer reliefs differ. Mortgage repayments are calculated using the interest rate and term supplied; affordability multipliers are illustrative and are not lender underwriting.
Rental yield and running costs
Gross yield is annual rental income divided by acquisition price. Net operating returns also require allowance for voids, insurance, maintenance and management. Tax effects and mortgage finance are separate calculations; simplified illustrations cannot cover every individual's tax position.
Quality and limitations
Each tool's assumptions and rule dates are disclosed in context. Automated tests protect formulas and UI but do not certify every statutory interpretation. Material tax-rule changes require a new official-source check, relevant boundary-case tests and an editorial update before release.