Let-to-Buy Calculator

How let-to-buy works

Let-to-buy means keeping your current home rather than selling it, remortgaging it onto a buy-to-let basis, and using the equity you release to help fund the deposit on your next property. It's a way to hold onto a property you don't want to sell, whether that's for sentimental reasons or because you see it as a long-term investment, while still moving on with your life.

The amount of equity you can release depends on your current home's value, how much you still owe, and the maximum loan-to-value your lender will offer on a buy-to-let remortgage — typically around 75%. That released equity, alongside any other savings, becomes the deposit for your next home.

Because the property becomes a rental, you'll also want to check the rent it can achieve covers the new mortgage payment comfortably, usually with some margin for lender stress testing, maintenance and void periods. A healthy rental surplus makes the arrangement easier to sustain long-term.

This calculator gives you a starting estimate. In practice you'll also need to budget for remortgage fees, valuation costs, and — because you'll then own two properties — the additional stamp duty surcharge on your new purchase, so it's worth speaking to a broker and a conveyancer before committing.