Student HMO yield.

Student property (HMO) ROI calculator measures returns on rented-by-room properties to students. 350k 5-bed property, 130/week per room, 44 weeks (academic year), 8k expenses = 143k annual gross income, 135k net = 38% gross yield. Student HMOs deliver dramatically higher yields than standard rentals - reflects management complexity and risk.

Example: 350,000 5-bed student HMO. 130/week per room × 5 rooms × 44 weeks = 28,600 annual gross. After 8,000 expenses (utilities included, maintenance, management): 20,600 net. Net yield = 5.9%. Versus standard family rental at 1,500/month: 18,000 gross, ~10,000 net = 2.9% yield. Student HMO delivers 2x yield but with extra complexity.

Student property dynamics: (1) Academic year letting (Sept-June, 44 weeks). (2) All-inclusive bills typical (utilities included in rent - your risk on usage). (3) HMO licence required (5+ tenants in most councils). (4) High turnover (annual). (5) Maintenance issues (group living, parties, end-of-year damage). (6) University growth = strong demand. Best locations: established student towns (Loughborough) with reliable enrolment. Avoid: areas with new purpose-built student accommodation oversupply.

Run it with sensible defaults

Using property price of 350,000, total bedrooms of 5, weekly rent per room of 130, weeks let per year of 44, the calculation works out to 5.89%. Nudge the inputs toward your own situation and the output recalculates instantly. The defaults are meant as a starting point, not a recommendation.

The levers in this calculation

The inputs — Property Price, Total Bedrooms, Weekly Rent per Room, Weeks Let per Year, and Annual Expenses — do not pull with equal force. Not every input has equal weight. Flip one at a time toward extreme values to feel which ones move the needle most for your situation.

How the math works

Annual gross = rooms × weekly rent × weeks let. Net yield = (gross - expenses) / price × 100. The working is transparent — you can verify every step yourself in the formula section below. No black box, no opaque "proprietary model".

Using this well

Treat the output as one point on a wider map. Run it three times — a pessimistic case, a central case, and a stretch case — and plan against the pessimistic one. That habit alone separates people who stick with an investment plan from those who bail at the first wobble.

What this doesn't capture

Steady-rate math ignores real-world volatility. Actual returns are lumpy; sequence-of-returns risk matters most in drawdown; fees and taxes drag on compound growth; and behaviour changes in drawdowns can reduce outcomes below the projection. Treat the number as one scenario, not a forecast.