Free calculator
Check flip profit before a glossy exit story talks you in.
Work from purchase price, refurb, costs, holding drag, and sale price so you can separate gross spread, profit after works, and real net profit.
Use this for acquisition discipline, not tax advice. The point is to understand the real margin before you commit more time.
Buy -> refurb -> sell
Gross spread vs net profit
Break-even exit check
Best for
Testing whether the headline exit still works after drag and selling costs.
Comparing a fast cosmetic flip against a heavier works case.
Stopping gross spread from pretending to be real profit.
What disciplined readers do next
Check the sold evidence before trusting the exit number.
Quote the refurb with more discipline if the margin is thin.
Turn the case into a forwardable Deal Pack if it still holds up.
Inputs
Load the flip stack honestly
These inputs are intentionally plain. The aim is to get to a cleaner decision quickly, not to hide the drag behind a big end value.
Outputs
See the margin in layers, not in one flattering number
This is the key habit for flips. Gross spread is useful, but net profit is what survives the real drag.
Gross exit spread
£50,000
Sale price minus purchase price before works and deal friction are loaded in.
Profit after works
£30,000
This is the clean before-fees uplift that many people mean when they say a deal has profit in it.
Net profit after costs
£20,300
This includes refurb, buying costs, selling costs, and holding drag.
Total cash into the deal
£96,100
Purchase, works, buying costs, and monthly holding drag combined.
Return on cash in
21.1%
Useful when you are comparing this flip against other capital uses.
Annualised ROI
42.2%
A simple pace check to show whether the margin still makes sense for the time tied up.
Break-even sale price
£99,700
The exit where the deal stops making money after the current costs are loaded.
Net margin on sale
16.9%
A quick sense-check for how much room is really left once friction is included.
How to read this cleanly
If profit after works looks fine but net profit is thin, the drag is the story.
If break-even sale price sits too close to your target exit, the margin is too polite.
If annualised ROI only works at a fast turnaround, execution delays matter more than usual.
Best next step
Use the flip calculator as triage, then move into proof.
If the margin still holds up, the next move is to tighten sold evidence, refine the works view, and make the exit logic readable enough to defend.
Quick truth: the calculator is most useful when it softens weak flip stories early, not when it helps justify them.