All businesses / Buy-to-let property

Fingerprint: capital · hours · speed to income · margin · ceiling. The dashed line is mid-scale.

Start a buy-to-let property: the real numbers

One flat, let long term. Below is what it actually costs, how long before money arrives, and the part most guides leave out.

Startup capital

€30,000–€90,000

Hours / week

2–6

First income

~16 wks

Net margin

35%

Saturation

medium

Realistic ceiling

€200–€900+

This ceiling is not a wall

The figure above is what this earns in the shape described — you, running it. Past that it keeps going, but by hiring people or adding units, not by you working more hours. That is a different job from the one you would be starting, and worth knowing before you start it.

What nobody usually tells you

The lowest hours-per-euro in the database once it runs, and the capital is an asset rather than a cost. But one flat throws off €200-900 a month after mortgage and costs — this is wealth building over decades, not an income replacement.

The route, in five steps

  1. Work out yield on the purchase price, not the asking price
  2. Budget 20-25% deposit plus 8-10% in fees and tax
  3. Check local landlord licensing before you offer
  4. Model a 3-month void every year, not zero
  5. Let an agent handle it unless you live nearby

What you'll need to buy

These are the categories every buy-to-let property pays for in the first month. We break down what each one actually costs at this size on the tools page.

depositmortgage brokerlandlord insuranceletting agent

Does it hold up for you?

These numbers are the average case. Whether this business clears your target depends on your capital, your hours and how long you can wait — put them in and see.

Run my numbers → See the tool stack