Tools
Delsyte UK Property Max Offer
Calculate NPV, IRR, DSCR, and a max-offer range using transparent UK property assumptions. Runs fully in your browser.
Review the methodology and disclaimer before relying on results. Inputs are yours; validate them independently.
What the metrics mean
- Max offer: price where NPV = 0. "No solution" often means rents/exit are too low for your hurdle.
- NPV at asking: positive means the deal beats your discount rate; negative flags underperformance.
- IRR: should clear your target return; low or negative IRR suggests revisiting hold period or exit price.
- DSCR: lenders typically prefer > 1.2–1.3; < 1.0 means cashflow cannot cover debt service.
How to act on results
- Use Price negotiation helper to anchor offers 5–10% below max offer and set a walk-away.
- Run Scenarios (rent ±10%, rate ±1%, exit ±10%) to see if the deal still clears your hurdle.
- Add deals to Comparison and set a baseline so you can benchmark new scenarios against saved cases.
- Large gaps between asking and max offer often mean tweaking rent, exit, or refurb assumptions.
Analysis
Timeline, breakdown and break-evens.
TimelineProperty value & equity are implied from purchase→exit price.
Cashflow view
Columns
| Year | Property value (implied) | Loan balance (end) | Equity (implied) | NOI | Net CF (after tax) | Cumulative CF (after tax) | DSCR | DSCR (stressed) | LTV (end) |
|---|---|---|---|---|---|---|---|---|---|
| 1 | £252,394.15 | £187,500.00 | £64,894.15 | £12,410.40 | £167.17 | £167.17 | 1.02 | — | 74.29% |
| 2 | £254,811.22 | £187,500.00 | £67,311.22 | £12,790.21 | £452.03 | £619.20 | 1.05 | — | 73.58% |
| 3 | £257,251.44 | £187,500.00 | £69,751.44 | £13,181.60 | £745.57 | £1,364.77 | 1.08 | — | 72.89% |
| 4 | £259,715.03 | £187,500.00 | £72,215.03 | £13,584.95 | £1,048.09 | £2,412.86 | 1.11 | — | 72.19% |
| 5 | £262,202.21 | £187,500.00 | £74,702.21 | £14,000.54 | £1,359.78 | £3,772.64 | 1.15 | — | 71.51% |
| 6 | £264,713.21 | £187,500.00 | £77,213.21 | £14,428.82 | £1,680.99 | £5,453.63 | 1.18 | — | 70.83% |
| 7 | £267,248.26 | £187,500.00 | £79,748.26 | £14,870.18 | £2,012.01 | £7,465.64 | 1.22 | — | 70.16% |
| 8 | £269,807.59 | £187,500.00 | £82,307.59 | £15,324.97 | £2,353.10 | £9,818.74 | 1.26 | — | 69.49% |
| 9 | £272,391.42 | £187,500.00 | £84,891.42 | £15,793.70 | £2,704.65 | £12,523.39 | 1.30 | — | 68.83% |
| 10 | £275,000.00 | £187,500.00 | £87,500.00 | £16,276.59 | £3,066.82 | £15,590.21 | 1.34 | — | 68.18% |
BreakdownShow how the numbers are built
Entry
Purchase price
£250,000.00
SDLT
£15,000.00
Deposit
£62,500.00
Debt drawn
£187,500.00
Legal
£1,500.00
Broker
£0.00
Refurb
£0.00
Furnishings
£0.00
Mortgage fees
£0.00
One-off total
£16,500.00
Debt
Equity required
£79,000.00
Debt drawn
£187,500.00
Operations (annual)
Gross rent
£16,800.00
Void allowance
£1,344.00
Net rent
£15,456.00
Management
£1,545.60
Maintenance
£1,200.00
Insurance
£300.00
Service charge
£0.00
Other costs
£0.00
Overheads
£0.00
Opex
£3,045.60
NOI
£12,410.40
Taxable profit (ops)
£222.90
Corporation tax (ops)
£55.73
Loss carry-forward (end of Year 1)
£0.00
Debt service
£12,187.50
Interest
£12,187.50
Principal
£0.00
Net cashflow (pre-tax)
£222.90
Net cashflow (after tax)
£167.17
Exit
Sale price
£275,000.00
Selling costs
£5,500.00
Capital base cost
£266,500.00
Gain (before loss)
£3,000.00
Loss carry-forward available at exit
£0.00
Loss used against gain
£0.00
Taxable gain (after loss)
£3,000.00
Corporation tax (exit gain)
£750.00
Loan remaining at exit
£187,500.00
Net exit
£81,250.00
Monthly cashflow safety (Year 1)Illustrative renting month vs void month (pre-tax).
Assumes 1 void months in Year 1.
Month type
NOI
Debt service
Net cashflow (pre-tax)
DSCR
DSCR (stressed)
Renting month (rent collected)
£1,135.00
£1,015.63
£119.37
1.12x
—
Void month (rent £0)
-£125.00
£1,015.63
-£1,140.63
0.00x
—
Negative cashflow months (assumed)
1 / 12
Worst month net cashflow
-£1,140.63
Break-evens (at asking)Solve the target condition at asking price
Toggle “Compute break-evens” above to calculate on demand.