Flip Profit Calculator (Buy-Refurb-Sell)

Many UK flippers aim for a net profit of 15 to 20 percent of the sale price after every cost, with 10 percent often treated as the floor once the risk of overruns is priced in. The margin matters more than the pound figure: a £20,000 profit on a £100,000 sale is a very different deal from £20,000 on a £400,000 sale.

Almost always yes. Unless the property replaces your main residence, buying an additional dwelling attracts the 5% surcharge on top of standard SDLT rates, and companies pay the surcharged rates on every purchase. This calculator applies the additional-dwelling rates automatically, using the same date-aware bands as the rest of Padlord.

Bridging is interest-only, charged monthly, and expensive: at 0.85% a month a £150,000 bridge costs about £1,275 a month before fees, plus a typical 2% arrangement fee. It reduces the cash you need up front, which can lift your return on cash, but every extra month on site eats the profit. Model the realistic project length, not the optimistic one.

A genuine buy-refurb-sell trade is usually taxed as trading income (income tax and National Insurance personally, or corporation tax in a company), not capital gains, because the property was bought to sell rather than to hold. The boundary is fact-specific, so confirm the treatment with an accountant before you rely on either rate.