Offer calculator
Set a disciplined opening anchor before you drift into offer hope.
Use rent, target all-in yield, works, buying costs, and a safety buffer to get to a cleaner offer anchor. This is a fast acquisition tool, not a full underwrite.
How to use it
Start with the rent you can justify, not the best-case headline.
Use a target all-in yield that reflects your lane and current market.
Include refurb and buying costs before you talk yourself into the asking price.
Use the opening anchor as a disciplined starting point, then validate properly in Deal Pack or Deal Lab.
Inputs
Set the anchor
This quick calculator assumes your target yield is on total cash into the deal: purchase price plus works plus buying costs.
Outputs
Disciplined purchase anchor
These outputs are meant to give you a cleaner opening position before full underwriting.
Max offer before buffer
£158,471
The purchase price that keeps the total deal inside your target all-in yield before adding an extra negotiation buffer.
Opening anchor
£153,471
A cleaner starting point after applying your safety buffer.
Yield at ask
7.2%
The implied all-in yield if you bought at the asking price and still spent the stated works and buying costs.
Discount from ask
19.2%
How far below the asking price the opening anchor sits.
Readout
Target all-in ceiling: £176,471
Asking price plus works and costs: £208,000
Headroom from asking price to opening anchor: £36,529
This is a fast anchor tool. If the opening number still looks commercially interesting, move into the full workflow and validate rent, evidence, condition, and offer posture properly.
Need the full workflow?
Take the anchor into the live workspace
Once the opening anchor looks interesting, use PropertyScout to validate the full deal with evidence, ranked opportunity context, and a sendable pack.
Best for buyers who want more than a quick calculator output.