The core formula is net annual income divided by the market yield. So an HMO producing £30,000 a year net at an 8% yield would be valued around £375,000. The tricky parts are estimating realistic room income and choosing the right yield for the area, both of which our calculator handles for you.

Yields vary by location, property size and demand, and commonly sit somewhere in the region of 7–10% for HMOs, with stronger yields in higher-demand areas.

Because the yield you choose has a big effect on the final figure, it's worth modelling a range rather than a single number. Our calculator lets you do this instantly.

A residential valuation compares your property to similar homes sold nearby.

A commercial valuation is based on income, so a property generating strong rent from multiple rooms can be worth considerably more than the same building valued as a single family home. This uplift is a key reason investors convert to HMOs.

Yes. Enter your property's room income and running costs and the calculator returns an estimated commercial valuation in seconds, at no cost. It's designed to give investors a fast, realistic figure when appraising a deal - useful for a quick check before you commission a formal valuation or approach a lender.