Transformation calculator
Run a buy, refurbish and sell project from start to finish
The transformation calculator is built for deals where you buy, refurbish and then sell or refinance: refurbishments, splitting a building into flats, BRRR and a change of use, including the commercial-to-residential conversions that run under permitted development (Class MA). You enter the purchase, the build budget and the financing, and the calculator runs the whole project through to the profit and the return on the cash you put in.
Without an account the calculator opens with a filled-in example project: you can look at everything and move the sliders. BRIX Calc only asks for a free account once you enter figures of your own.
Try the numbers
Drag the figures and watch what happens
A simplified version of the calculator, right here on the page. You set the four figures that move the outcome most, and the answer appears in the same tiles you get in your dashboard. Every tile links through to an explanation of that metric.
Example: office building into four flats
Buy, refurbish, sell: one project from start to finish
This demo assumes 6.0% Stamp Duty, 3.0% acquisition costs, 10.0% contingency on the build budget, 7.5% interest on 70.0% of purchase and build, and 2.0% selling costs. In the calculator you set all of those yourself, per loan part and per country.
All return figures on this page are calculated before tax; income, capital gains, or corporate tax is not included.
How it reads in your dashboard
Profit
-£19,125
After every cost, in 24 months
Margin, return and risk
Profit margin
-3.1%
Return on your own cash
-7.4%
On £257,125 of your own money
Break-even sale price
£614,515
Your assumed sale price sits below this
What the project costs
- Purchase price£340,000
- Stamp Duty and acquisition£30,600
- Build and contingency£187,000
- Interest during the build£44,625
- Selling costs£11,900
- Shortfall£19,125
What you enter
Purchase and acquisition costs
Purchase price, Stamp Duty, conveyancing, disbursements, survey and the Land Registry fee. Stamp Duty and the legal lines follow the market you pick: SDLT bands with the additional-property and non-resident surcharges in England & NI, LBTT with the ADS surcharge in Scotland, LTT on its own higher-rates table in Wales, a flat or regional rate elsewhere, and a conveyancer, notary or title company depending on the market.
Build and refurbishment costs
A build budget per line, with project checklists that surface the items people forget in practice, plus contingency, professional fees and planning.
Financing
Several facilities side by side, each with its own rate, LTV, term and repayment type. Staged drawdowns and subordinated loans included.
Exit
Expected sale price or valuation once the works are done, selling costs including the estate agent, and how long the project runs.
What you get back
Profit and profit margin
What is left at the bottom, as an amount in your project's currency and as a percentage of total investment.
ROI and ROE
Return on the total investment and on the cash you put in, so you can see what the financing adds in leverage.
Break-even sale price
The sale price at which the project exactly breaks even. The number that tells you how much room your assumption has.
Cash required and LTV
How much you have to put in yourself, and the loan-to-value at the start and, where relevant, at exit.
Cost and proceeds per sq ft
Total cost, total proceeds and both per unit of area, in the unit the country you pick uses (sq ft in the UK), so you can compare against other deals quickly.
IRR, payback period and cost of delay
Return spread over time, when your cash is back, and what every month of delay costs.
Who it is for
For developers, builders and investors who buy property to refurbish and then sell or refinance. It also works while you are still deciding whether a building is worth pursuing: a purchase price, a rough build budget and an expected sale price are enough to start.