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The HMO Mortgage Broker
Student HMO Mortgages

Student HMO Returns Calculator

See the annual return on a student HMO across different tenancy lengths.

Enter weekly room rents, the tenancy length and any summer retainer to see the annual net income on a student HMO, with 52, 51 and 44-week lets side by side. It is an illustration from your own figures, not a lending decision or tax advice.

Your figures

Student rents are quoted per room, per week.

Rent
Tenancy length

Per room, per week, for the 1 weeks outside the tenancy

Costs and mortgage

Per week, if bills are included in the rent

Letting fees, repairs, insurance, licence

Loan £262,500

Typical 5-year HMO fixes: 4.5% to 6.4%

Your results

Annual net income
£7,338
Net yield, before mortgage: 6.22%

A year

Rent from 51-week tenancy
£33,150
Summer income
£0
Bills cost
−£6,375
Running costs
−£5,000
Mortgage interest
−£14,438
Net income
£7,338

By tenancy length

Measure52 wks51 wks44 wks
Rent£33,800£33,150£28,600
Summer£0£0£0
Net income£7,863£7,338£3,663
Assumes every room is let for the full tenancy. Before tax. Shorter tenancies leave weeks to fill with a retainer or short lets, which this does not include.

Illustrative figures only, based on the numbers you enter. Not a mortgage offer.

How we calculate student HMO returns

Methodology and data sources, updated October 2026

Formulas

Rent from tenancy
Rooms × weekly rent per room × tenancy weeks

Student rents are quoted per week, so the tenancy length changes the annual rent.

Summer income
Rooms × summer retainer per week × (52 − tenancy weeks)

Any retainer you charge for the weeks outside the tenancy. Zero by default.

Bills cost
Rooms × bills per room per week × tenancy weeks

Bills included in the rent, counted for the weeks of the tenancy.

Mortgage interest
Property value × LTV × interest rate

Interest only.

Annual net income
Rent from tenancy + summer income − bills − running costs − mortgage interest

Before tax.

Net yield
(Rent from tenancy + summer income − bills − running costs) ÷ property value × 100

Before mortgage costs, so it can be compared across properties however they are financed.

Data sources

  • Yes:Your own figures for rooms, rent, tenancy length, bills, costs and value
  • Yes:Typical specialist HMO lending criteria (loan to value), checked October 2026
  • Yes:Indicative HMO pay rates from our rates snapshot

Key assumptions

Weeks in a year
52
Default summer retainerChange it if you charge one
£0
Default interest rateInterest only
5.5%
Default LTV
75%
OccupancyEvery room let for the full tenancy
100%