Property Flip Profit

A flip profit calculator estimates your net profit from buying a property, refurbishing it, and selling it on. It accounts for purchase costs (price, stamp duty, legal fees, survey), holding costs (mortgage interest, insurance, utilities, council tax during the project), refurb budget with contingency, and selling costs (estate agent, legal, capital gains tax). The bottom line is what most spreadsheets miss: real flip profit is usually 30–50% lower than the back-of-envelope number.

Enter the purchase price, total project costs (refurb, fees, holding costs), and your expected sale price. The calculator returns gross profit, net profit after selling costs, and ROI on cash invested. Always add 15–20% contingency to refurb costs and 1–2 months extra to the timeline — projects routinely overrun, and every extra month eats into profit through holding costs.

First-time flippers consistently underestimate four costs: stamp duty (especially the second-property surcharge if it isn't your primary residence), capital gains tax on the profit (potentially 18–28% in the UK or up to 37% in the US for short-term gains), the cost of money (mortgage interest plus arrangement fees on bridging loans, often 8–12% annualised), and unexpected structural surprises uncovered once walls come down. Build a 70% rule into your offer: never pay more than 70% of after-repair value, minus the refurb budget. That margin is what survives the surprises.