Property flip ROI calculator

Property flipping means buying a property in need of renovation, renovating it and selling it at a profit in as short a time as possible. The goal is the highest possible ROI with minimal capital tie-up time.

ROI = (Profit / Total cost) x 100%. Profit is the sale price minus the purchase price, renovation costs and extra costs. The shorter the investment time, the higher the annualised ROI.

Flip costs are: acquisition price, renovation, PCC tax 2% (secondary market), notary fees (approx. 0.5-1% + VAT), agent commission (approx. 2.5-3% + VAT), financing and utilities during the hold, plus 19% PIT income tax on the profit.

An average flip in Poland takes 3-9 months: 1-2 months to buy, 2-4 months to renovate, 1-3 months to sell. The most efficient flips close in 4-6 months.

Experienced flippers aim for at least 15-20% ROI per deal, which at a 6-month hold gives over 30% per year. Beginners should target at least 10% ROI as a safety buffer.

Yes. If less than 5 years passed between acquisition and sale (from the end of the acquisition tax year), the profit is taxed at 19% PIT. Documented costs can be deducted from revenue. After 5 years there is no tax.

PCC is the Tax on Civil Law Transactions — it is 2% of the market value of a property on the secondary market. The buyer pays it at the notary. When buying from a developer, VAT is paid instead of PCC.

The classic 70% rule: purchase price at most 70% of after-repair value (ARV) minus renovation costs. Example: ARV = 500,000 zl, renovation = 60,000 zl — max purchase = 500,000 x 0.7 - 60,000 = 290,000 zl.

Leverage boosts the return on your own capital but also the risk and costs. Interest reduces profit. Most flippers fund purchases with cash or private loans for transaction speed.

No. Results are estimates. Actual profit and ROI depend on the local market, the scope of renovation and the time to sell. Consult an advisor before an investment decision.