HMO yield calculator
Model a house in multiple occupation room by room — rent roll, all-inclusive bills, void allowance, licensing and management — to see the gross yield, net yield, cash-on-cash return and monthly profit per room.
Property & rent roll
Including conversion works if you are refurbishing
Number of rooms you can legally let
Average across all rooms, all-inclusive
Percentage of the annual rent roll lost to empty rooms
Running costs
Gas, electric, water, broadband, council tax, TV licence
Of rent collected — use 0 if self-managing
Communal cleaning, gardening, repairs allowance
Specialist HMO buildings and liability cover
Total council fee
Usually 5 years
Enter 0 if the purchase is unencumbered
Cash invested
All upfront cash on top of the deposit
Results
Assumptions & sources
Every figure above is calculated from the inputs you entered using the rules below. Tap a reference to read the primary source.
- Room rents and voids[1]
Rent roll is per-room rent x rooms x 12, reduced by your void allowance.
Mandatory licensing applies to HMOs with 5+ occupiers from 2+ households; fees are set locally and spread over the licence term.
- Bills and management[1]
Bills-included HMO operating costs and agent management fee deducted before net yield.
- Fire and amenity standards[4]
HMO management regulations set the safety and amenity duties behind maintenance budgets.
- [1]Houses in multiple occupation: landlord responsibilitiesGOV.UK — HMO definition, duties and running requirements
- [2]Licensing of Houses in Multiple Occupation (Prescribed Description) (England) Order 2018legislation.gov.uk — Mandatory licensing threshold of 5+ occupiers
- [3]Houses in multiple occupation and residential property licensing reform: guidanceGOV.UK — Licence terms and locally set fee structures
- [4]The Management of Houses in Multiple Occupation (England) Regulations 2006legislation.gov.uk — Safety, amenity and maintenance obligations
Read how we verify and refresh these figures in our data methodology.
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About the publisher
This page is published by NestIQ Wealth, a UK property management and compliance platform used by self-managing landlords to track statutory deadlines, store certificates with full version history, and evidence compliance per property. Our guidance is written by the team that builds those compliance rules into the product, so the dates, cycles and penalties here are the same ones the software enforces.
- •Researched from primary sources. Every rule is checked against legislation.gov.uk, GOV.UK guidance and the responsible regulator — never rewritten from other blogs. See how we source our data.
- •Reviewed as the law changes. Pages carry a visible review date and are revisited when legislation, deadlines or penalty levels move.
- •No hidden commission. We are not paid to refer you to contractors, brokers or agents. Costs quoted are illustrative market ranges, not quotes or offers.
- •Guidance, not regulated advice. Nothing here is legal, tax or financial advice. For decisions specific to your circumstances, speak to a solicitor, accountant or qualified adviser.
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