Property Flip Profit Calculator
Calculate your net profit after property renovation. Includes all hidden costs: stamp duty, agent fees, bridging loan interest, and CGT.
Typical: 1% - 2% + VAT
Property Flipping in the UK
Property flipping involves buying a property, renovating it, and selling it for a profit. In the UK, successful flips typically require 20%+ ROI to account for risks, holding costs, and market uncertainty.
Realistic Flip Timelines
Most UK property flips take 6-12 months from purchase to sale. Timeline depends on:
- Extent of renovations required
- Property type and size
- Current market conditions
- Estate agent marketing time
Hidden Costs Most Flippers Miss
- Stamp duty — 3% surcharge on additional properties
- Capital Gains Tax — 18% or 24% on profit (minus £3,000 exempt amount)
- Interest on bridging finance — 0.5-1.5% per month adds up fast
- Utility bills — during renovation when property may be empty
- Insurance — buildings insurance during renovation
- Marketing costs — EPC, floorplans, photography
Important: The 2024-25 CGT allowance is £3,000 (reduced from £12,300). This significantly increases your tax liability on property flips. Factor this into your ROI calculations.
Target ROI for Profitable Flips
Experienced property flippers target 20-30% ROI to account for:
- Market risk (property may not sell at target price)
- Renovation cost overruns (budget 20% contingency)
- Longer holding periods than expected
- Interest rate changes on bridging finance
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Try Free ReportNot financial advice. Stamp duty rates and CGT rates are subject to change. Always verify with a qualified tax adviser or solicitor.