Supported Living Calculator

Lease to a care provider or housing association on a long, index-linked lease: hands-off income, different risks

Add a postcode for a real local rent benchmark for your lease income:

Property & Purchase

Where is the property?

Northern Ireland uses the same Stamp Duty as England.

Purchase Price

Standard Refurb

Adaptations (wet rooms, access)

Legal Fees

Survey Fees

Broker Fees

Other Costs

SDLT (auto): £12,900

Ownership & Tax

Owned by

Your other annual income

£40,000

Remembered for this browser session only. Sign in to save it to your account and share it across every calculator.

Finance

Deposit %

Interest Rate %

Interest only

The Lease

Between you and the provider, not individual tenants

Monthly Lease Income

Bedrooms

Lease Length (years)

Annual Uplift %

Insurance (£/mo)

Search an area above for a real local rent to benchmark your negotiated lease against.

61/100

Strong Supported Living Deal

Based on yield, after-tax ROI, and cashflow: connect a Deal Analyser deal to compare directly

£540/mo

7.64% gross yield

Lease income minus insurance minus mortgage: no per-tenant voids or agent fees

Returns

£105,900

Total Cash In

£330

Monthly Cash Flow (after tax)

3.74%

ROI (after tax)

£825

Monthly Mortgage

£183,955

Income over 10yr lease

Income Tax (after Section 24 credit): £2,518 tax

The single biggest real risk here isn't the property: it's the provider. Check their Companies House filing history, years trading, and accounts status before signing; a weak or newly-formed provider collapsing mid-lease has been a real, documented problem in this sector.

Whether Housing Benefit / enhanced housing costs ("Exempt Accommodation") actually funds the rent your provider agrees to pay is a genuinely evolving area of policy: don't assume a rate, confirm it with the provider and your local authority.