1. Buying
The price you'd pay (or the asking price, to see if it stacks up). Stamp duty is worked out for you using England & NI rates.
2. Works
List each job. Put what you'll actually spend: materials plus any trades you pay. Contingency covers the stuff you find once the plaster comes off.
3. Holding
How long from completion on the purchase to completion on the sale, including time on the market and the conveyancing. Most people underestimate this.
4. Borrowing (leave at 0% if buying with cash)
Plain English: you borrow a share of the price, pay interest for each month you hold it, plus fees for setting it up and paying it off. Bridging lenders quote a monthly rate. Multiply by 12 to get the yearly figure (e.g. 0.85% a month is about 10.2% a year).
5. Selling
End value: what it will realistically sell for once done. Base it on sold prices of finished houses on the same street, not asking prices.
6. Tax & targets
If you buy, renovate and sell regularly, HMRC is likely to treat it as trading (income tax), not capital gains. Worth confirming with an accountant. Rates are for 2026/27.
Notes
Saved deals
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Where the money goes
What if it goes wrong?
Profit after tax if the sale price comes in lower and the works run over.