Calculate house flip

Estimate flip profit after acquisition, refurbishment, holding, agent, and sale legal costs.

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ToolHouse Flip Calculator
Input
Output
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How it works

Monthly holding cost is multiplied by months, and selling commission is charged on sale price before every cost is subtracted. Margin divides profit by sale price, while ROI divides by cash invested before sale; all optional costs default to 0 instead of unsupported typical fees.

Formula
profit = sale price − purchase − works − buying − holding − selling costs
  • Sale costs reduce profit but are excluded from the pre-sale invested-capital denominator.
  • Negative outcomes remain visible in both return percentages.

Worked example

A 150,000 purchase sold at 230,000 after a 4 month refurbishment
25,000 of works and 500 a month in holding costs while empty
Input
											Purchase price: 150000
Refurbishment cost: 25000
Purchase costs: 6000
Holding months: 4
Monthly holding cost: 500
Selling price: 230000
Selling costs percent: 1.5
Selling legal fees: 1200
Output
												Total holding cost: 2000
Selling costs: 4650
Total costs: 187650
Profit: 42350
Profit margin percent: 18.41
Return on investment percent: 23.14

When to use this

Acquisition appraisals, refurbishment cash budgets, and post-sale reviews combine purchase price with works, finance, utilities, agent commission, and legal fees.

Edge cases

  • A sale below total costs produces negative profit, margin, and ROI rather than a forced zero.
  • A longer holding period adds monthly carrying cost even when refurbishment cost is unchanged.
  • Selling commission applies to sale price, while the ROI denominator excludes selling costs because they are paid from completion proceeds.