Build Your Portfolio Analysis
Portfolio Performance Analysis
Individual Property Analysis
Portfolio Metrics Comparison
| Property | Current Value | Equity | Net Yield | Capital Growth | Monthly Cashflow |
|---|
How to Use This Property Portfolio Calculator
Follow these 5 simple steps to analyze your property investment portfolio performance. Our calculator provides comprehensive analysis of rental yields, capital growth, equity, and cashflow across all your BTL properties.
Add Your First Property
Start by entering details for your first investment property. Input the property name (e.g., "London Flat", "Manchester Terrace"), original purchase price, current market value, monthly rental income, monthly expenses (management fees, insurance, maintenance), mortgage payment, and years owned. For example: "Birmingham BTL" purchased for £180,000, now worth £220,000, renting for £950/month with £150 expenses and £650 mortgage payment, owned for 4 years.
💡 Property Naming Tip: Use descriptive names that help you identify properties quickly (e.g., "Leeds 2-Bed Flat", "Bristol Student HMO", "London Zone 3 Terrace"). This makes portfolio comparison easier. Include property type and location for clarity. For current value, use recent estate agent valuations, Rightmove/Zoopla estimates, or professional RICS valuations for accuracy.
Add Additional Properties
Click "Add Another Property" to include more properties in your portfolio analysis. Repeat the process for each BTL property you own. The calculator supports unlimited properties, making it ideal for portfolio landlords with 4+ properties. For each property, ensure you enter accurate current market values and monthly figures. Example portfolio: Property 1 (Birmingham £220k), Property 2 (Manchester £195k), Property 3 (Leeds £175k), Property 4 (Liverpool £160k).
⚠️ Portfolio Landlord Status: If you own 4+ mortgaged BTL properties, you're classified as a "portfolio landlord" by UK lenders. This triggers stricter lending criteria including full portfolio stress testing at 5.5-6.5% rates, higher ICR requirements (145% vs 125%), and more detailed financial scrutiny. Our calculator helps you assess whether your portfolio meets these enhanced requirements for future refinancing or expansion.
Enter Accurate Monthly Figures
For each property, enter precise monthly rental income (actual rent received, not asking rent), monthly expenses (property management 10-15%, insurance £30-80/month, maintenance reserve 10-15% of rent, ground rent, service charges), and monthly mortgage payment (interest-only or repayment). Example: £950 rent, £95 management (10%), £50 insurance, £95 maintenance reserve (10%), £0 ground rent = £240 total expenses. Mortgage payment: £650/month.
💡 Expense Accuracy: Include ALL monthly costs for accurate net yield calculation. Common expenses: Property management (10-15% of rent), landlord insurance (£360-960/year = £30-80/month), maintenance reserve (10-15% of rent), ground rent (leasehold), service charges (flats), void period allowance (5-10% of rent). Don't forget annual costs divided by 12: safety certificates (£150-300/year), boiler servicing (£80-120/year).
Calculate Portfolio Performance
Click "Calculate Portfolio" to generate your comprehensive performance report. The calculator instantly analyzes: (1) Total Portfolio Value (sum of all current property values), (2) Total Equity (total value minus outstanding mortgages), (3) Annual Rental Income (monthly rent × 12 for all properties), (4) Average Net Yield (weighted average across portfolio), (5) Total Capital Growth (current value minus purchase price for all properties), (6) Annual Net Cashflow (rental income minus expenses and mortgage payments).
✅ Key Performance Metrics: Total Portfolio Value: Sum of all current property values (e.g., 4 properties: £220k + £195k + £175k + £160k = £750k). Total Equity: Portfolio value minus mortgages (£750k - £450k = £300k equity, 40% equity ratio). Average Net Yield: Weighted average yield across all properties (target: 4-7%). Annual Cashflow: Total rental income minus all expenses and mortgage payments (target: positive cashflow).
Review Individual Property Analysis
Scroll down to view detailed analysis for each property including current value, equity, net yield, capital growth, and monthly cashflow. The comparison table helps identify underperforming properties that may need attention (rent increases, cost reduction, refurbishment) or disposal (poor yield, high maintenance, weak capital growth). Use this data to make informed decisions about portfolio rebalancing, refinancing, or expansion strategies.
⚠️ Portfolio Optimization: Underperforming properties: Net yield <3%, negative cashflow, capital growth <2% annually. Actions: Increase rent (if below market), reduce management fees (switch to self-management), refinance to lower rate, sell and reinvest in higher-yielding areas. High performers: Net yield >6%, positive cashflow, capital growth >5% annually. Actions: Replicate strategy (buy similar properties in same area), extract equity for further investment, hold long-term.
Important Portfolio Management Reminders
- Portfolio Landlord Criteria: 4+ mortgaged BTL properties trigger stricter lending criteria. Lenders require full portfolio stress testing at 5.5-6.5% rates, 145% ICR (vs 125% for smaller portfolios), and detailed financial scrutiny. Plan ahead for refinancing or expansion.
- Diversification Strategy: Spread risk across different locations (avoid concentration in one city), property types (flats, houses, HMOs), and tenant demographics (professionals, students, families). Target mix: 60% capital growth areas (London, South East), 40% high-yield areas (North, Midlands).
- Tax Efficiency: Consider limited company structure for 4+ properties to avoid Section 24 restrictions (20% mortgage interest relief vs 40-45% for companies). Corporation tax (19-25%) often lower than personal income tax (40-45%). Consult tax advisors for optimal structure.
- Regular Valuations: Obtain professional valuations annually or use online tools (Rightmove, Zoopla) quarterly. Accurate valuations essential for refinancing, equity release, portfolio rebalancing, and tax planning (CGT, inheritance tax).
- Professional Advice: This calculator provides performance estimates only. For complex portfolios (4+ properties, mixed ownership structures, international properties), consult FCA-regulated mortgage advisors, chartered accountants, and tax specialists for personalized advice.
FCA Compliance Notice
This calculator provides property portfolio performance estimates for informational purposes only. It does not constitute financial, investment, mortgage, or tax advice. Property investment portfolios are subject to complex regulations including FCA mortgage lending rules, HMRC tax requirements, and portfolio landlord criteria. Portfolio landlords (4+ mortgaged BTL properties) face stricter lending criteria including full portfolio stress testing at 5.5-6.5% rates, 145% ICR requirements, and enhanced financial scrutiny. Actual portfolio performance depends on individual circumstances including property locations, tenant quality, market conditions, interest rate changes, tax position, and ownership structures. Tax implications include income tax on rental profits (20-45%), Section 24 mortgage interest restrictions (20% relief for individuals), capital gains tax on property sales (18-28%), and stamp duty surcharges (3% additional properties). Limited company structures offer different tax treatment (19-25% corporation tax, full mortgage interest relief) but involve higher setup costs, accounting fees, and dividend tax on profit extraction. Property values, rental income, and expenses can fluctuate significantly based on market cycles, economic conditions, and local factors. Always consult FCA-regulated mortgage advisors for BTL lending, chartered accountants for tax planning, and property investment specialists before making portfolio investment decisions. MortgagePro.uk is a comparison tool and not a financial advisor, mortgage lender, tax advisor, or investment advisor.
Understanding Portfolio Analysis
Portfolio Value
- Total current market value of all properties
- Combined equity across the portfolio
- Debt-to-equity ratio analysis
- Asset diversification assessment
Rental Yields
- Gross yield: Annual rent ÷ Property value
- Net yield: After expenses and void periods
- Cash-on-cash return on investment
- Yield comparison across properties
Capital Growth
- Total appreciation since purchase
- Annualized growth rate per property
- Regional performance comparison
- Growth trends and projections
Cashflow Analysis
- Monthly net income per property
- Portfolio-wide cashflow position
- Impact of mortgage payments
- Reinvestment opportunities
Key Performance Indicators
| Metric | Formula | Good Range | Purpose |
|---|---|---|---|
| Gross Rental Yield | (Annual Rent ÷ Property Value) × 100 | 5-8% | Income generation efficiency |
| Net Rental Yield | ((Annual Rent - Expenses) ÷ Property Value) × 100 | 3-6% | True return after costs |
| Cash-on-Cash Return | (Annual Cashflow ÷ Cash Invested) × 100 | 6-12% | Return on actual investment |
| Loan-to-Value (LTV) | (Mortgage ÷ Property Value) × 100 | 65-80% | Leverage and risk assessment |
| Debt Service Coverage | Annual Rent ÷ Annual Mortgage Payments | 1.25+ | Ability to service debt |
Frequently Asked Questions
Essential information about property portfolio analysis and investment performance tracking
How do I calculate the overall performance of my property portfolio?
Portfolio performance is measured by combining rental yields, capital growth, and cash flow across all properties. Key metrics include total portfolio value, weighted average yield, total equity, and annual net cash flow. Our calculator automatically aggregates these metrics to give you a comprehensive portfolio overview.
What's a good rental yield for a property portfolio?
A good portfolio should target a weighted average net yield of 4-7%, depending on location and property types. Higher yields (7%+) often indicate higher risk areas, while lower yields (3-5%) may be in prime locations with better capital growth prospects. Diversification across yield ranges can optimize risk-adjusted returns.
How should I track capital growth across multiple properties?
Track both absolute capital growth (current value minus purchase price) and annualized growth rates for each property. Compare performance against local market averages and consider factors like location, property type, and market cycles. Regular valuations help maintain accurate portfolio tracking.
What metrics should I use to compare properties in my portfolio?
Key comparison metrics include net rental yield, cash-on-cash return, loan-to-value ratio, debt service coverage ratio, and total return on investment. Also consider qualitative factors like location prospects, tenant demand, maintenance requirements, and exit strategy potential when evaluating portfolio properties.
How often should I review my property portfolio performance?
Review your portfolio quarterly for financial performance and annually for strategic assessment. Monthly monitoring of rental income and expenses is essential. Annual reviews should include property valuations, market analysis, tax planning, and portfolio rebalancing considerations to optimize long-term performance.