West FlowsPROPERTY DONE DIFFERENTLY

Anyone can find a listing. Few can tell if the numbers actually work.

Real deals, real numbers, and a calculator built by an active investor, not a spreadsheet template. See exactly what a property will return before you commit to it.

Most investors can see the listing. Few can see whether the numbers hold up.

Grounded in real experience

Every assumption comes from deals actually completed, not a generic national average.

Every strategy, one model

Buy-to-let, BRR, HMO, or serviced accommodation. Run the same property through each and see which one actually works.

Built by an active investor

The calculator reflects real numbers from real transactions, not theoretical formulas.

Net yield by strategy, same property
Buy-to-let
6.8%
BRR
9.1%
HMO
11.4%
Serviced accom.
8.2%
Illustrative example. Your actual figures depend on the property and your inputs.

Ready to run your own numbers?

Get access to the calculator and see exactly what your next property would return.

The listing price was never the hard part. The numbers are.

Projected equity growth, illustrative 5-year hold
Year 0Year 1Year 2Year 3Year 4Year 5
Example only, based on the appreciation rate and hold period you set in the calculator's forecast tool.

What's inside the calculator

Compare strategies side by side

Run buy-to-let, BRR, HMO, and serviced accommodation on the same property and see which wins.

See the cash you actually need

Deposit, stamp duty, legal fees, and refurbishment, totalled before you commit a penny.

Know your monthly cash flow

Net income after mortgage, management, voids, and running costs, not just gross rent.

Get a clear verdict

Recommended, proceed with caution, or not recommended, with the reasons explained.

Model your own numbers

Adjust every input yourself. This is your deal, analysed on your assumptions.

Start simple, go deeper if you want

A quick five-input check, or the full model with tax, refinance, and stress testing.

Who this is for

A good fit if you are

  • Buying your first investment property and want to sanity-check the numbers before you offer
  • Already holding property and weighing whether to switch strategy on your next one
  • Comparing buy-to-let against HMO or serviced accommodation and want them side by side
  • Tired of guessing at refurb costs, voids, and tax and want it all in one place

Probably not for you if

  • You want someone else to make the investment decision for you
  • You are looking for guaranteed returns, which nobody can honestly offer
  • You only want a rough gross yield figure, which a calculator this detailed is overkill for
Abdoul Sandwidi, founder of West Flows

Who is behind this

Abdoul Sandwidi

I am a property investor based in Leeds. I have completed my own buy-to-let purchase and I am building towards a portfolio worth £1 million.

I built this calculator because I needed it myself. Working out whether a property actually stacks up means pulling together refurb costs, voids, finance, running costs, and tax, and most tools stop at gross yield. This one does not.

Alongside my own investing, I help other investors find deals that match what they are actually looking for, rather than sending the same listing to everyone.

Watch my deal breakdowns on YouTube

Common questions

Is the calculator free?

Yes. It is free to use. All you give me is your name, email, and a few details about what you invest in, so I can send you deals and information that are actually relevant rather than generic.

Do I need to be an experienced investor?

No. There is a simple mode with five inputs if you just want a quick read on a property, and a full model underneath it when you want to go deeper. Start wherever you are comfortable.

What do you do with my details?

I use them to give you access, send you a short guide on using the calculator, and email you property deals and information relevant to what you told me you are looking for. I do not sell your data. You can unsubscribe at any time, and the privacy policy sets out exactly what is stored and why.

Will you try to sell me a deal?

I will email you opportunities that match the criteria you give me. There is no obligation to look at any of them, and no pressure if you would rather just use the calculator and nothing else.

How accurate are the figures?

The calculator is only as accurate as the assumptions you put into it. It handles the maths properly, including stamp duty bands, Section 24 tax relief, and void periods, but the rent, refurb costs, and values are your estimates. Always verify them independently before committing to a purchase. Nothing here is financial advice.

Do you only cover West Yorkshire?

The calculator works for property anywhere in the UK. I source deals in Leeds and West Yorkshire specifically, because that is where I have first-hand local knowledge.

See what your next deal actually returns.

Deal calculator access

Let's get you set up

Takes under a minute. Your details, then a couple of quick questions.

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Helps us show you relevant deals later. Select as many as apply.

What best describes you?
Strategy interest
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Instant access. I'll also email you a short guide to using the calculator, plus property deals and information matched to what you selected. No spam, unsubscribe anytime.