Flip deal appraisal calculator
Before you offer, check the deal stacks up. Enter the numbers below for an instant profit, margin and ROI on a buy-refurb-sell, then build the full costed schedule of works and appraisal.
How to appraise a flip
- 1Start from the GDV
Work back from a realistic resale value (GDV) based on sold comparables — not asking prices. Everything is judged against this number.
- 2Add every cost
Purchase, stamp duty (additional-property rates for most investors), refurb works, finance (bridging interest + fees), holding costs and selling fees. Missing costs is how flips lose money.
- 3Target a sensible margin
Many flippers want roughly 20%+ profit on cost, or a £25k–£40k+ net profit, to absorb market movement and overruns. Thin margins leave no room for surprises.
- 4Spec to the resale market
Choose a kitchen, bathroom and finish that appeal to your buyer — over-spec wastes margin, under-spec costs you on the sale.
The quick calculator above uses an estimated bridging cost and additional-property stamp duty to give you a fast read on the deal. The full ScopeWise appraisal goes further: it ties the works figure to an itemised schedule, models the bridge interest over your actual term, and prints the assumptions on a lender-ready PDF — so the same numbers that tell you the deal works also raise the finance to do it.
Costs a flip appraisal must include
| Cost | Typical basis |
|---|---|
| Stamp Duty Land Tax | Additional-property rates (5% surcharge) |
| Refurbishment works | Itemised schedule + 10–15% contingency |
| Bridging finance | Interest (rate × term) + arrangement & exit fees |
| Holding costs | Council tax, utilities, insurance × months held |
| Selling fees | Estate agent + conveyancing (~1.5–2.5%) |
| Legals on purchase | Conveyancing, searches |
ScopeWise auto-estimates SDLT and bridging costs in the full appraisal.
Frequently asked questions
What profit margin should a flip make?+
A common rule of thumb is at least 20% profit on cost, or a net profit of £25,000–£40,000+ on a typical residential flip, to give a buffer against cost overruns and a softening market. Tighter margins carry real risk if anything slips.
Do I pay the stamp duty surcharge on a flip?+
Most investors and companies buying an additional dwelling pay the 5% SDLT surcharge on top of standard residential rates (England & NI). It's a significant cost — the calculator and full appraisal estimate it for you.
How is profit on cost different from ROI?+
Profit on cost is net profit ÷ total project cost. ROI (return on cash) is net profit ÷ the cash you actually put in (equity), which is higher when you use leverage. Lenders and investors look at both.
Related tools & guides
Cost figures shown are indicative estimates, not quotations. You are responsible for verifying all costs (obtain contractor quotes) and any figures submitted to a lender. ScopeWise is a documentation tool, not financial, tax, structural or planning advice. HMO compliance prompts are guidance only — confirm requirements with your local council, as standards and licensing vary by authority.