Free property tools and calculators 2025

Being a landlord in 2025 is more demanding than ever. Higher mortgage rates, new compliance rules, and increasing tenant expectations all make it essential to keep on top of your numbers. At August, we understand how difficult it can be to cut through the complexity, which is why we’ve launched a new suite of free property tools and calculators. These tools are designed specifically for UK landlords and property investors. They are quick, accurate, and mobile-friendly, allowing you to run calculations in quickly without creating your own spreadsheets. You’ll find them all in one place at augustapp.com/calculators, free to use with no sign-up required. In this article, we’ll explain each calculator, why it matters, and how it can help you make smarter decisions about your rental property business in 2025.

Why free property tools matter in 2025

The last few years have reshaped the property market. Buy-to-let remains attractive for many investors, but it’s no longer the “easy win” it once was. Rising interest rates, stricter affordability tests, and regional licensing schemes mean landlords need to be more precise when assessing deals.

That’s where calculators make the difference. Instead of guesswork, you can use real numbers to test different scenarios. What if mortgage rates rise by half a percent? How much stamp duty will you pay on your next purchase? Is your tenant’s income strong enough to support the rent? With August’s calculators, you can get clear answers in seconds.

The August free property tools and calculators

Here’s a breakdown of each tool, how it works, and how you can use it to support your rental business.

UK Property Lookup

One of the first steps in property investment is researching the area. With our UK Property Lookup tool, you can type in any postcode and instantly see local authority data, compliance flags, environmental risks, and nearby amenities.

This saves you hours of research and helps you identify whether a property sits in a high-demand or high-risk location. For example, you might discover that a property falls within a selective licensing zone, or that it’s at risk of flooding. Knowing this before you commit is invaluable.

Rental Yield Calculator

Yield is the bedrock of buy-to-let. Our Rental Yield Calculator allows you to input the purchase price and expected monthly rent to see the gross and net yield.

This makes it easy to compare properties side by side. If one flat delivers a 6% yield while another only offers 4.2%, you can immediately see which is the stronger investment. For landlords building a portfolio, it’s an essential tool for quick deal screening.

Rental Cashflow Calculator

Yield alone doesn’t tell the full story. That’s why we built the Rental Cashflow Calculator, which lets you model monthly and annual cash flow after all costs.

You can factor in:

• Mortgage repayments

• Management fees

• Maintenance costs

• Insurance

• Void periods

This provides a realistic view of your income and helps you avoid the trap of buying a property that looks good on paper, but leaves you out of pocket once expenses are included.

Stamp Duty Calculator

Buying property always comes with transaction costs, and stamp duty is one of the biggest. The rules vary by region, by whether you’re a first-time buyer, and whether the property is an additional purchase. Non-residents also face a surcharge.

Our Stamp Duty Calculator has been updated for 2025, so you can quickly calculate exactly how much you’ll owe. This is especially useful when weighing up different price brackets or considering whether to buy as an individual or through a company.

Buy-to-Let Mortgage Calculator

For most landlords, financing is the single largest cost. The Buy-to-Let Mortgage Calculator helps you test different loan scenarios, including interest-only versus repayment mortgages.

You can adjust:

• Deposit percentage

• Loan term

• Interest rate

• Type of mortgage

This allows you to see your monthly repayment and total cost, and it helps you check whether the investment meets affordability criteria required by lenders.

Pro-Rata Rent Calculator

When tenants move in or out part way through the month, it can be tricky to calculate the correct rent. The Pro-Rata Rent Calculator takes the guesswork out of it.

Simply enter the monthly rent, the due date, and the actual move-in or move-out day. The calculator then shows you exactly how much to charge or refund. This avoids disputes and ensures fair, transparent accounting for both landlord and tenant.

Tenant Income-to-Rent Calculator

Before offering a tenancy, you need to be confident that the applicant can afford the rent. The Tenant Income-to-Rent Calculator helps with quick affordability screening.

By entering the tenant’s gross income and the monthly rent, you can see whether they meet the commonly used rent-to-income ratio. While it’s not a substitute for full referencing, it’s a useful first check that reduces the risk of arrears later on.

HMO Calculator

Houses in Multiple Occupation (HMOs) can deliver higher returns, but they are also more complex to manage. The HMO Calculator helps you test whether an HMO will be profitable.

It covers:

• Expected rental income from multiple tenants

• Running costs and compliance fees

• Occupancy rates

• Mortgage payments

• Refinance values

You’ll be able to see cash flow, yields, and break-even occupancy rates, giving you a clear picture of whether the property makes financial sense as an HMO.

Rent Payment Term Converter

Not all rents are paid monthly. Some tenants pay weekly, quarterly, or even annually. The Rent Payment Term Converter lets you switch between different terms instantly.

This is especially useful if you receive rent in a less common format but need to report figures monthly or annually for accounting or mortgage affordability purposes. It’s a small tool that saves a lot of time and prevents errors.

Mileage Expenses Calculator

Not all rents are paid monthly. Some tenants pay weekly, quarterly, or even annually. The Rent Payment Term Converter lets you switch between different terms instantly.

This is especially useful if you receive rent in a less common format but need to report figures monthly or annually for accounting or mortgage affordability purposes. It’s a small tool that saves a lot of time and prevents errors.

How to use these tools

The beauty of the August calculators is that they’re free and available on demand. You don’t need to log in, subscribe, or download anything. Simply go to augustapp.com/calculators, choose the tool you need, and enter your figures.

To get the most value:

• Run multiple scenarios — test best and worst-case assumptions.

• Stress test your investments — add an extra void month or increase interest rates slightly to see how it affects returns.

• Bookmark the calculators so you can come back to them whenever you need.

• Share with your network — if you know other landlords, point them towards the free tools.

Final thoughts

Landlords succeed when they have clear, accurate information. The new Free Property Tools and Calculator 2025 from August are designed to give you just that. From calculating yields and cash flow to understanding stamp duty and tenant affordability, these resources put you in control of your decisions.

You can try them all today at augustapp.com/calculators. They’re free, fast, and built with landlords in mind.

Frequently Asked Questions

Which property calculator is best for landlords in the UK?

The best calculator depends on what stage you’re at in your property journey. If you’re considering buying, the Stamp Duty Calculator and Rental Yield Calculator are essential. For landlords already managing a property, the Rental Cashflow Calculator and Pro-Rata Rent Calculator are most useful. HMOs require more detailed analysis, so the HMO Calculator is a must-have in that scenario.

Are August calculators updated for 2025 stamp duty rules?

Yes. Our Stamp Duty Calculator reflects the latest 2025 thresholds, surcharges, and regional differences across England, Scotland, Wales, and Northern Ireland. This ensures you don’t underestimate transaction costs on your next purchase.

How accurate are the rental yield and cash flow tools?

The tools provide reliable calculations based on the inputs you supply. To get the most accurate results, make sure you include realistic estimates for void periods, fees, and maintenance. It’s often best to run multiple scenarios, for example, one optimistic and one cautious, to stress test your assumptions.

Can I use these calculators for HMO properties?

Yes. Our dedicated HMO Calculator is built specifically for Houses in Multiple Occupation (HMOs). It allows you to input multiple tenant rents, occupancy levels, and costs to give a clear view of expected yield and cash flow.

Do I need to sign up to use the August calculators?

No. All of the calculators are completely free and available without creating an August account or subscription. You can use them instantly, as often as you like.

Why should landlords use a pro-rata rent calculator?

Pro-rata rent is often confusing, especially when tenants move in or out mid-month. Our calculator removes disputes by giving an exact figure based on the number of days. This ensures you remain fair and transparent with tenants, which can help avoid conflicts.

Can tenants use these tools too?

Yes. Tenants may find the Pro-Rata Rent Calculator, Tenant Income-to-Rent Calculator, and Rent Payment Term Converter particularly useful. While the full suite is designed with landlords in mind, these tools support both sides of the rental relationship.

How often will new tools be added?

We’re continually expanding our free resources. If there’s a calculator you’d like to see in the future, let us know. Our goal is to make August the go-to hub for landlords who want reliable, easy-to-use property tools.