Shows whether you hold client money, which regime applies, and whether you need a CMP scheme and the annual audit.
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Works out what a fee leaves you once VAT and referral costs are out of it, on a sale or a let.
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Works out what a negotiator costs with employer National Insurance, commission and a car, and how many completions pay for the role.
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Works out what a branch fit-out, signage or vehicles cost once tax relief is in.
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Works out what a pension salary sacrifice scheme saves the agency and its staff on 2026/27 rates.
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Works out what a branch pays in business rates on the 2026/27 multipliers, with small business rate relief.
Open the calculatorFree to use, and what you type stays in your browser. They run entirely in your browser, so the figures you type never leave your device — we do not see them and neither does anyone else. Each one opens straight away and keeps nothing you type. If you would rather not type your own numbers in at all, the same six calculations form part of the free review and we will run them from your actual records.
It is accurate about the law and deliberately cautious about your facts. The regime question is a genuine legal distinction with a clear answer, and the tool walks the same route an adviser would: do you do estate agency work, do you do lettings, and do you hold anyone else's money. Where it cannot be certain it says so. The seven categories of client money in the MHCLG guidance include things like maintenance floats and unprotected deposits in the window before they reach a tenancy deposit scheme, and only you know whether those are sitting in your account this month.
Primary sources, and they are cited in the code that does the arithmetic. VAT at 20% and the £90,000 registration threshold from the published rates. Employer National Insurance at 15% above a £5,000 secondary threshold, with the £10,500 Employment Allowance, from the 2026 to 2027 rates and thresholds for employers. The client money and audit rules from SI 2019/386, SI 2018/751 and SI 1981/1520 themselves. Every figure is listed at the top of the JavaScript file that does the arithmetic, with the instrument it came from, so you can check what a tool believes before you trust what it tells you — which is not something most calculators let you do. Where something is our reasoned analysis, the tool says so on the page: the treatment of portal advertising and tenant referencing as recharges follows from Revenue and Customs Brief 6 of 2020, but HMRC has issued no estate-agency-specific ruling on either. If a rate changes, the calculators change with it.
The client money check, if you only run one. The other two are about margin and cost. The client money question decides whether you need a scheme you may not have, whether an audit is due, and whether a Trading Standards officer working to a £30,000 maximum would find you compliant. It takes about a minute and it is the one with a criminal offence at the bottom of it.
Send your last accounts and a client account reconciliation and we will work through them with you in a free review.