Stack your HMO deal in under 5 minutes
Most people who lose money on their first HMO lose it before they ever pick up a set of keys — because they ran the numbers wrong. By the time they find out, they've already exchanged.
Run it on the property you're watching right now
Even one you've seen on Rightmove this week. It'll take you two minutes.
Where the numbers go wrong
They forgot the licensing costs
Mandatory and selective licensing, fire regs, compliance — the costs that never make it into the back-of-envelope maths.
They underestimated the refurb by £30,000
HMO conversions are not buy-to-let refurbs. Fire doors, soundproofing, ensuites and alarms add up fast.
They used the asking price, not the done-up value
Run the numbers on the wrong end value and the whole deal lies to you — right up until after exchange.
Every good deal I've ever done was won or lost in the analysis. That's why we built the HMO Deal Calculator.
£0m+
Property developed
0+
Rooms brought to market
£0k
Gross rent per month
— Reuben Wincott. The same deal framework behind these numbers, simplified into one sheet.
A verdict in 90 seconds
Put in the purchase price, the refurb budget and the room rates for your area — and it tells you whether the deal stacks.
Cashflow per month
What the deal actually pays you after every real cost — not the agent's headline rent figure.
Money left in after refinance
How much of your cash stays tied up once you refinance onto the done-up value.
Return on your money
The return on the cash you've actually got in the deal — the number that decides if it's worth doing.
Last month I looked at twelve deals. Eleven didn't stack. The calculator is how you tell the difference — before it costs you anything.
Ready to know why the numbers move?
The calculator tells you if a deal stacks. The Co-Living Compass course teaches you why — how we find the deals, fund them, build them out and refinance to pull our money back out. Run your numbers first. Don't be the person who finds out at the kitchen table — after exchange.