Lettings Book Calculator
Value a lettings book from managed properties, average rent and fee, including churn, and see the recurring income it produces each year.
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A sales business earns once per transaction; a lettings book earns every month. That recurring income is why lettings businesses trade at a multiple of annual fee income while sales agencies rarely do, and why agents building a book care more about retention than about the next instruction.
Churn is the number that decides it. A book losing a fifth of its properties a year needs constant replacement just to stand still, and it is worth considerably less than a stable one of the same size.
The calculation
Monthly income = properties × average rent × the management fee percentage. Annual income is that times twelve, and an indicative book value is the annual fee income times the multiple buyers in your market pay. Properties to replace = the book size times the churn rate.
Worked example
A book of 120 properties at an average rent of 1,400 with a 10% fee produces 16,800 a month, or 201,600 a year. At a 2.5 times multiple the book is worth around 504,000. With 15% churn, 18 properties have to be won every year just to keep the book the same size.
Retention is worth more than acquisition
Cutting churn from 15% to 10% on this book removes six replacement instructions a year and raises what a buyer will pay, because stable income is worth a higher multiple. Both effects come from service rather than marketing spend.
One page per property, ready in minutes
Photos, price, location, the documents a buyer asks for, and this calculator — on a page you can send in a single link. No website build, no coding.
Create your free property pageFrequently asked questions
What multiple do lettings books sell for?
Commonly two to three times annual management fee income, varying with churn, contract quality, geographic concentration and how much of the income is genuinely recurring rather than one-off tenant-find fees.
Does tenant-find income count?
Buyers discount it heavily because it is transactional rather than recurring. Value the book on management fees, and treat tenant-find income as an addition to profit rather than to the capital value.
How do I reduce churn?
Most losses are landlords selling or moving to a cheaper agent. Regular proactive contact, honest rent reviews and fast repair handling address the second, and there is little to be done about the first beyond staying front of mind when they buy again.
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