RealYield

Measured conclusion: Deep-tested. L2 outcome: tools_ok.

UK buy-to-let maths: true net yield, cashflow, Section 24, stamp duty and area rental yields.

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Copy this into your MCP client config:

{
  "mcpServers": {
    "RealYield": {
      "url": "https://www.realyield.co.uk/mcp",
      "transport": "streamable-http"
    }
  }
}

Measured tools (11)

• list_realyield_calculators read-only

  Lists every UK property calculator on realyield.co.uk with a one-line description and URL. Use it to find the right tool for a landlord question before navigating or calculating.

  Hints: read-only yes · destructive no · idempotent yes · open-world no

• search_realyield read-only

  Searches realyield.co.uk for calculators, articles, glossary terms and downloadable templates about UK buy-to-let, landlord tax and property regulation. Returns titles, summaries and URLs.

  Parameters:

  • query (required) — string — Words to search for, for example 'section 24' or 'HMO licensing'.
  • type — string — Restrict results to one content type. Omit to search everything.
  • limit — integer — Maximum number of results.

  Hints: read-only yes · destructive no · idempotent yes · open-world no

• define_property_term read-only

  Looks up a UK property investment or landlord tax term in the RealYield glossary, for example 'ICR', 'Section 24', 'gross yield' or 'void period', and returns the definition with a link to the full entry. Use it when a reader asks what a term in an article means.

  Parameters:

  • term (required) — string — The term or abbreviation to define.

  Hints: read-only yes · destructive no · idempotent yes · open-world no

• analyse_buy_to_let_deal read-only

  Full UK buy-to-let analysis for a purchase price and monthly rent: gross and true net yield after service charge, ground rent, agent fees, repairs, voids and mortgage interest, Section 24 tax, monthly cashflow before and after tax, break-even mortgage rate, a 0 to 100 deal score, and stress scenarios such as a rate shock, a recession and extended voids. Agent fee, repairs and voids the user has not given take standard assumptions, listed in assumptions_applied. Returns a link that opens the same deal in the calculator.

  Parameters:

  • purchase_price (required) — number — Purchase price in GBP.
  • monthly_rent (required) — number — Expected monthly rent in GBP.
  • tax_band — string — The landlord's income tax band: basic (20%), higher (40%) or additional (45%).
  • mortgage_rate — number — Annual mortgage interest rate as a percentage, for example 4.5.
  • ownership_type — string — Held personally (Section 24 applies) or through a limited company.
  • valuation_basis — string — Base yields on the purchase price or the current market value.
  • mortgage_balance — number — Mortgage amount borrowed in GBP. Omit or 0 for a cash purchase.
  • utilities_monthly — number — Monthly utilities paid by the landlord in GBP.
  • ground_rent_annual — number — Annual ground rent in GBP.
  • repairs_percentage — number — Repairs and maintenance allowance as a percentage of rent. Omitted means the standard 5%.
  • agent_fee_percentage — number — Letting agent fee as a percentage of rent. Pass 0 if the landlord self-manages; omitted means the standard 12%.
  • corporation_tax_rate — number — Corporation tax rate percentage, used for company ownership.
  • current_market_value — number — Current market value in GBP, if yields should be based on value rather than purchase price.
  • void_months_per_year — number — Expected empty months per year. Omitted means the standard 1 month.
  • service_charge_monthly — number — Monthly service charge in GBP (leasehold flats).
  • agent_fee_vat_applicable — boolean — Whether VAT at 20% is added to the agent fee.

  Hints: read-only yes · destructive no · idempotent yes · open-world no

• calculate_stamp_duty read-only

  Calculates Stamp Duty Land Tax for a property purchase in England or Northern Ireland at current rates, with the band-by-band breakdown, the effective rate, a comparison across first-time buyer, home mover and additional-property (buy-to-let, 5% surcharge) rates, and the total cash needed with the deposit.

  Parameters:

  • propertyPrice (required) — number — Purchase price in GBP.
  • buyerType — string — standard for a home mover, first_time for a first-time buyer, additional for a buy-to-let or second home.
  • depositPercent — number — Deposit as a percentage of price, for the total cash needed figure.

  Hints: read-only yes · destructive no · idempotent yes · open-world no

• calculate_section_24_tax read-only

  Works out a UK landlord's income tax on rental profit under Section 24, where mortgage interest is not deductible and is replaced by a 20% tax credit. Returns the tax bill, the 20% credit, cashflow after tax, the extra tax compared with full interest relief, and the same figures for all three tax bands.

  Parameters:

  • annualRent (required) — number — Gross annual rental income in GBP.
  • taxBand — string — The landlord's income tax band: basic (20%), higher (40%) or additional (45%).
  • annualOperatingCosts — number — Annual allowable costs excluding mortgage interest, in GBP.
  • annualMortgageInterest — number — Annual mortgage interest in GBP.

  Hints: read-only yes · destructive no · idempotent yes · open-world no

• compare_personal_vs_company_ownership read-only

  Compares the annual tax on a UK rental property held personally (Section 24 rules) against holding it in a limited company (corporation tax, then dividend tax on profit extracted). Returns net profit and effective tax rate for each structure and which one pays less this year.

  Parameters:

  • annualRent (required) — number — Gross annual rental income in GBP.
  • dividendAmount — number — Dividends taken out of the company per year in GBP. Omit to extract all post-tax profit.
  • personalTaxBand — string — The landlord's income tax band: basic (20%), higher (40%) or additional (45%).
  • annualOperatingCosts — number — Annual allowable costs excluding mortgage interest, in GBP.
  • annualMortgageInterest — number — Annual mortgage interest in GBP.

  Hints: read-only yes · destructive no · idempotent yes · open-world no

• calculate_btl_mortgage read-only

  Calculates a UK buy-to-let mortgage: loan amount, loan-to-value, monthly and annual payment (interest-only or repayment), total interest, the interest coverage ratio lenders test against rent, and stress-test results at higher rates.

  Parameters:

  • propertyValue (required) — number — Property value or purchase price in GBP.
  • productFee — number — Lender product or arrangement fee in GBP.
  • monthlyRent — number — Expected monthly rent in GBP, for the interest coverage ratio.
  • interestRate — number — Annual interest rate percentage.
  • mortgageTerm — integer — Term in years.
  • mortgageType — string — Repayment method.
  • depositAmount — number — Deposit in GBP.
  • feeAddedToLoan — boolean — Whether the product fee is added to the loan.

  Hints: read-only yes · destructive no · idempotent yes · open-world no

• calculate_capital_gains_tax read-only

  Estimates UK capital gains tax on selling a rental property, shares or another asset: gain after allowable costs, private residence relief where it applied, the annual exempt amount, tax at basic and higher rates based on the seller's income, and how much a joint sale with a spouse or civil partner would save.

  Parameters:

  • purchasePrice (required) — number — Original purchase price in GBP.
  • salePrice (required) — number — Sale price in GBP.
  • sdltPaid — number — Stamp duty paid on purchase in GBP.
  • assetType — string — What is being sold.
  • annualIncome — number — The seller's gross annual income in GBP, which sets the CGT rate.
  • sellingCosts — number — Agent and legal selling costs in GBP.
  • ownershipType — string — Owned by one person or jointly with a spouse or civil partner.
  • purchaseCosts — number — Legal, survey and other buying costs in GBP.
  • isMainResidence — boolean — Whether the property was ever the seller's main home.
  • improvementCosts — number — Capital improvements in GBP (not repairs).
  • totalMonthsOwned — number — Total months owned, for partial private residence relief.
  • otherGainsThisYear — number — Other capital gains already made this tax year in GBP.
  • monthsAsMainResidence — number — Months lived in as main home, for partial private residence relief.

  Hints: read-only yes · destructive no · idempotent yes · open-world no

• lookup_area_rental_yields read-only

  Looks up average rent, average price and gross rental yield for local authority areas in England and Wales, from ONS rents and HM Land Registry prices updated monthly. Pass an area name to get its figures and national rank, or leave it out to get the highest-yielding areas, optionally within a region.

  Parameters:

  • area — string — Local authority or town name, for example 'Manchester' or 'Newcastle upon Tyne'.
  • limit — integer — How many areas to return when ranking.
  • region — string — Optional English region or 'Wales' to filter the ranking, for example 'North West'.

  Hints: read-only yes · destructive no · idempotent yes · open-world no

• check_deal read-only

  Checks a specific buy-to-let property in England or Wales from its postcode, asking price, type and bedrooms, using live public data: sold prices nearby and a price guide based on them, rent (the area average unless given), true net yield and cashflow, stress tests, crime, flood risk and live warnings, coal mining, planning constraints (conservation areas, Article 4, listed buildings), transport, schools and the local rental market. The postcode is the property's, not the user's location. Returns a 0 to 100 score with its parts, flags, a rule-based summary and a link to the full report. Results are educational estimates, not financial advice. Needs the user to sign in to their RealYield account; takes up to 30 seconds.

  Parameters:

  • postcode (required) — string — Full UK postcode of the property, for example M14 5RF. Partial postcodes are not accepted.
  • asking_price (required) — number — Asking price in GBP.
  • property_type (required) — string — Type of property.
  • bedrooms (required) — integer — Number of bedrooms, 1 to 6.
  • tenure — string — Freehold or leasehold.
  • tax_band — string — The landlord's income tax band: basic (20%), higher (40%) or additional (45%).
  • epc_rating — string — EPC rating, if known.
  • deposit_pct — number — Deposit as a percentage of the price.
  • repairs_pct — number — Repairs allowance as a percentage of rent.
  • void_months — number — Expected empty months per year.
  • monthly_rent — number — Expected monthly rent in GBP. Omit to use the ONS average for the area and bedroom count.
  • agent_fee_pct — number — Letting agent fee as a percentage of rent. Pass 0 if the landlord self-manages.
  • mortgage_rate — number — Annual mortgage rate as a percentage.
  • ownership_type — string — Held personally (Section 24 applies) or through a limited company.
  • ground_rent_annual — number — Annual ground rent in GBP.
  • service_charge_monthly — number — Monthly service charge in GBP (leasehold flats).

  Hints: read-only yes · destructive no · idempotent yes · open-world yes

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Measured by MCPYP probing. Untested fields are omitted, never estimated. Listing is always free; MCPYP never proxies calls or stores user tokens.