Sell or Let Calculator
Should you sell your property or let it out? Compare the financial outcome of selling now vs letting over time, including capital appreciation.
Property details
Estate agent fees, solicitor, EPC, etc.
If you let it
Insurance, maintenance, management, voids, etc.
Assumptions
UK average: ~3% p.a. over the long term
Comparison
Sell now
£95,000
Cash in hand today
Let for 10 years
£198,979
Rent profit + future equity
Letting could earn you £103,979 more over 10 years compared to selling now.
Year-by-year projection
| Year | Rental profit | Property value | Total (let) |
|---|---|---|---|
| 1 | £1,800 | £257,500 | £104,300 |
| 2 | £3,600 | £265,225 | £113,825 |
| 3 | £5,400 | £273,182 | £123,582 |
| 4 | £7,200 | £281,377 | £133,577 |
| 5 | £9,000 | £289,819 | £143,819 |
| 6 | £10,800 | £298,513 | £154,313 |
| 7 | £12,600 | £307,468 | £165,068 |
| 8 | £14,400 | £316,693 | £176,093 |
| 9 | £16,200 | £326,193 | £187,393 |
| 10 | £18,000 | £335,979 | £198,979 |
Note: This comparison does not include Capital Gains Tax, income tax on rental profit, or mortgage principal reduction. Use our CGT calculator for disposal tax estimates.
Sell or let: key considerations
Cash now vs wealth building: Selling gives you cash immediately. Letting builds wealth over time through rental income and capital appreciation, but ties up your capital.
Opportunity cost: If you sell, what will you do with the proceeds? If you can invest elsewhere at a higher return, selling may be better.
Tax implications: Selling your current home is usually CGT-free (Private Residence Relief). Once you let it, that relief starts to reduce. Rental income is also taxable.
Hassle factor: Being a landlord involves maintenance, tenant management, compliance, and regulation. Factor in your time and stress tolerance.
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