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Total Acquisition Cost Calculator

The headline price is never what you actually pay. Add up everything — stamp duty, legal, survey, fees, refurb — to see your true cost-in.

Total Acquisition Cost Calculator
The headline price isn't the real cost. Add up everything you need to spend to get the garage into your portfolio.
£0auto-calculated · non-residential SDLT
Total acquisition cost
£47,410
Per garage
£47,410
Purchase price£42,000
Legal / conveyancing£750
Survey£350
Contingency£4,310
£/month
Headline yield
13.7%
on purchase price only
True yield
12.1%
on total cost
Yield drop
−1.6%
due to fees + costs
Why this matters: A garage with a "13% yield" on the headline purchase price often delivers 11% or less once you factor in fees and immediate works. Always run this calc before bidding so you know what your actual entry-point yield is.

Typical costs (UK 2026): Legal £500-1,000 per transaction, survey £250-450, finance fees £0-1,500 (only if borrowing), immediate refurb varies hugely (use our renovation estimator).

What "total acquisition cost" actually includes

The line items most new investors miss

  • Stamp Duty Land Tax — auto-calculated for non-residential rates. Most garages pay £0 (under £150k) but multi-unit blocks can trigger SDLT.
  • Legal / conveyancing fees — £500-1,000 per transaction. Don't be tempted to use the cheapest quote — auction purchases need solicitors who know what to look for in legal packs.
  • Survey — £250-450 for a chartered surveyor inspection. Skip this only if the garage is clearly in good condition.
  • Finance / mortgage fees — £0 if buying cash. £500-1,500 if using specialist commercial garage finance.
  • Immediate refurb — door, lock, paint, anything visible from day one. Use our renovation estimator.
  • Contingency — 10% is the conventional buffer. For older stock or auction lots, 15-20% is wiser.

Why "true yield" matters more than headline yield

A £20,000 garage at £170/month is advertised as a 10.2% gross yield. Once you add £350 survey, £750 legal, £400 immediate refurb, and a 10% contingency, your actual cost-in is closer to £24,000 — making your true yield 8.5%. Still respectable, but not what was advertised.

Knowing this number before you bid is what separates investors who actually hit their target yields from those who think they did.

How to use this

  1. Get a real quote from your solicitor and surveyor before bidding
  2. Estimate refurb honestly — under-estimating here is the most common mistake
  3. Use the "If renting at..." section to see your true entry yield
  4. Walk away from any deal where the true yield falls below your minimum target
Garage Total Acquisition Cost Calculator | GarageInvestor