Free investor tool

Commercial-to-Residential Analyser

Screen a conversion, build a detailed John Howard-style cost appraisal, and compare sale with refinance-and-hold outcomes.

Your results

Appraisal structure and method

The main cost appraisal follows the John Howard worksheet structure supplied to Kestrel: purchase costs, development costs, other costs and financing, followed by total costs, GDV, profit, return on GDV (ROGDV) and return on cost (ROC). Begin with the property size, conversion rate and completed values, then review the detailed costs and evidence.

The refinance-and-hold comparison and evidence checklist are Kestrel additions. They compare the same scheme’s rental income and an indicative mortgage against the cash invested. They do not reproduce a course checklist or confirm a lender offer.

The model compares selling the whole completed scheme with holding the whole completed scheme; a phased or partial-sale exit needs a separate cash-flow appraisal. Commercial capital value is entered separately, and any retained commercial income is included in the rental comparison. Confirm different lender treatment of mixed-use elements.

Planning status is user-reported. Conversion eligibility, prior approval, physical standards, title, existing tenancies, VAT, finance and demand all require property-specific checks. All example figures and screening thresholds are editable assumptions.

Public context: John Howard’s development topics. Use the Residual Development Appraisal when the main question is the site price supported by your target return.

Purchase tax assumptions

Automatic SDLT estimates cover England and Northern Ireland using rates effective from 1 April 2025, checked on 12 October 2026. Residential surcharges, first-time buyer relief and the special corporate rate depend on the selections you make. This tool does not decide whether you qualify for a relief.

New-lease rent tax, linked transactions, trusts, shared ownership and unusual reliefs are not modelled. For Scotland (LBTT), Wales (LTT), or a transaction outside this scope, obtain the appropriate tax calculation from your adviser. All costs should include any applicable VAT.

Official sources: Residential SDLT · Commercial and mixed-use SDLT · Company purchases · Non-resident purchases.

Illustrative estimates only. Valuations, lender terms and your actual tax position require independent checks. Projected returns are estimates, not guarantees.

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