PBSA finance calculator
Enter the beds, weekly rent, value and deposit to see the investment loan on a student block and what it costs each month.
Reviewed by David Sampson, Founder & Director · Created 22 Oct 26
How the rent is worked out
Gross rent is the number of beds multiplied by the weekly rent and by the weeks let. Operating costs come off as a percentage of that rent, leaving the net operating income. Empty rooms can be allowed for by lowering the weeks let or by raising the cost percentage.
The net yield is that net income divided by the block value you enter. A lower value raises the yield. How valuers use this is explained in PBSA investment and yields.
The investment loan
The loan is the block value less the deposit. The monthly payment uses the rate, term and repayment type you enter. Income cover is the net income divided by the annual interest on that loan.
The result is an estimate from the figures entered, not an offer. Lenders look at occupancy history, the operator and their own valuation, and they may lend less than the deposit implies.
Frequently asked questions
Should I use 51 weeks or term time?
Use the weeks the rooms are actually let. A 51-week tenancy and a term-time let produce different annual rent.
Does this cover a student house?
No. It is for a purpose-built block. A student house is assessed as an HMO.
Does the yield include operating costs?
Yes. The net yield uses rent after the operating-cost percentage you enter.
Is the result a loan offer?
No. The loan is the value less the deposit you enter, and the payment uses your rate. A lender uses its own valuation and may lend less.
Important: Your home may be repossessed if you do not keep up repayments on your mortgage. Information on this page is for general guidance only and does not constitute financial advice.Always verify details directly and seek independent advice before making financial decisions.