Stop estimating.
See exactly what
your agent costs you.
Most landlords have no idea their true annual agent cost includes management fees, tenant-find charges, and re-let cycles. This calculator works it out — and compares it to what self-management actually costs, including your time.
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Preview — what you'll get
Letting Agent
£1,921
per year
Management: £1,482
Tenant find: £439
Self-Manage
£1,080
per year
Time (4hrs/mo): £960
Tools: £120
Strong case for self-management
5-year saving: £4,205
The cost most landlords aren't tracking
Annual management fee on a £1,000/month property at 12.5% — before tenant find charges
Total annual agent cost including tenant find fees on a typical 2-year tenancy cycle
Cumulative fees on a single managed property over 5 years — on £920/month rent at 12%
Average time experienced self-managing landlords spend per property per month
Figures are based on typical UK letting agent fee structures. Your actual costs depend on your agreement.
How it works
Three inputs. One honest answer.
Enter your numbers
Monthly rent, your agent's fee %, tenant find charges, and how many hours you'd spend self-managing.
See the true comparison
Annual and 5-year costs for both options — including the value of your own time.
Get your honest recommendation
A verdict based on your numbers — plus a PDF report and self-management starter checklist if you're ready to switch.
A note on honesty: this tool doesn't always say "self-manage". If your time is genuinely expensive, or your agent's fee is low, it'll tell you. The math is the math.
What it calculates
The real numbers on both sides of the decision
Most landlords compare agent fees to nothing. This calculator compares agent fees to what self-management actually costs — including your time.
Management Fees
The true annual cost of your agent's percentage fee — calculated to the penny, not estimated.
Tenant Find Fees
One-off re-let charges every time a tenancy ends. Often overlooked, always adding up.
Your Time Cost
Self-management isn't free. The calculator factors in what your hours are actually worth to you.
1-Year & 5-Year View
See the cumulative difference over time — not just month-to-month. Small annual gaps compound significantly.
Personalised Recommendation
Honest verdict based on your numbers — agent, self-manage, or genuinely borderline. We don't force an answer.
Self-Management Starter Checklist
If the numbers say switch: 10 things to have in place before you drop your agent.
Why landlords use this
Make the decision with the actual numbers
"I'd been paying 14% management for 3 years without questioning it. The calculator showed me I was handing over £4,800 a year on a single property. I switched, bought HomeDash, and I'm £4,400 better off every year."
Self-managing landlord— 2 properties, Manchester
"The honest recommendation was what I needed. It told me that at my work schedule and hourly rate, the agent probably was still worth it. That saved me making a mistake."
Landlord— London, 1 property
"I didn't realise the tenant find fees were adding so much. Every new tenancy was another £900. Seeing the 5-year number made me rethink everything."
Portfolio landlord— 4 properties, Leeds
Run the numbers. Get the honest verdict.
Five minutes. Honest maths. No agenda — just your numbers.
No credit card. No spam. Instant access.