Short Lease Calculator

Buy a short-lease flat below its long-lease value, extend it under the 1993 Act, capture the uplift

Property & Purchase

Where is the property?

Northern Ireland uses the same Stamp Duty as England.

Purchase Price

Value with a long lease

Remaining Lease (years)

Ground Rent (£/yr)

Legal Fees (purchase)

Survey Fees

Broker Fees

Other Purchase Costs

SDLT (auto): £6,000

Ownership & Tax

Owned by

Your other annual income

£40,000

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Lease Extension

Statutory 90-year extension at peppercorn ground rent (1993 Act)

Your Solicitor & Valuer

Freeholder's Costs

Refurbishment

Selling Costs %

You always pay the freeholder's reasonable legal/valuation costs as well as your own: that's set by the 1993 Act, not negotiable away.

12/100

Weak Flip: Numbers Don't Stack

Based on margin, ROI, and the lease extension cost: connect a Deal Analyser deal to compare directly

£60,435

55 years left: critical risk

Extension premium payable to the freeholder (includes marriage value, since it's under 80 years)

Is the purchase price actually a bargain?

What this lease is really worth

£118,800

54% of the long-lease value

You're paying

£120,000

1% above what it's really worth

Extend, then sell

£193,935

Total Cash In

£220,000

Value After Extension

£21,665

Profit (before tax)

11.17%

ROI (before tax)

vs. reselling the short lease as-is (no extension): -£12,576 profit

Marriage value (added below 80 years remaining) may be abolished under the Leasehold and Freehold Reform Act 2024, but that provision is not yet in force and needs a further Act to commence it, so this calculator correctly still applies it.

You need 2 years of ownership before you can serve a statutory Section 42 notice: factor that into your timeline, not just the maths.