2025 historical converted at £1 = $1.352 ·
Projection runs from today's actual balances ·
Monthly: Savings +$1,000 · Invested +$2,000 ·
No Roth IRA included · No salary growth modelled
Mar–May '26: savings dip reflects transfer from savings → investments (Apr spike in inv) · Jun '26 inv drop: loss on separate investment
Emma → day-to-day budgeting & spending management · This → long-term projection & scenario planning
Planned expenses · Jun '26 – Feb '27
| Month | Description | Amount | Savings after |
|---|
UK Property · 18 Sandpiper Drive, DA8 2NY · Erith
Current value
£335k
valued May '26 · flat since purchase
Mortgage balance
£295k
38yr term · 5.69% fixed (1yr)
Current LTV
88%
consent to let · 27mo approved
BTL target LTV
75%
80% fallback · switch in ~3 yrs
Now
5.69% fixed
Consent to let
27mo approved
Year 1
Fixed rate expires
Extend CTL deal
New fixed rate
Years 2–3
CTL extended
Hoping for
sub-5% rate
BTL Switch
Remortgage to
buy-to-let
75% LTV target
Cash to switch · balance in 3yr ~£286,500
5.69% yr 1 → 4.5% yrs 2–3 · 38yr term · monthly payment £1,582
| Growth/yr | Value in 3yr | 75% cash needed | 80% cash needed | Save/mo GBP | Save/mo USD |
|---|---|---|---|---|---|
| 0% — flat | £335,000 | £35,250 ~$45,120 |
£18,500 ~$23,680 |
£979/mo | $1,253/mo |
| 2%/yr | £355,000 | £20,250 ~$25,920 |
£2,500 ~$3,200 |
£563/mo | $721/mo |
| 3%/yr | £366,000 | £12,000 ~$15,360 |
£0 | £333/mo | $427/mo |
| 4%/yr | £377,000 | £3,750 ~$4,800 |
£0 | £104/mo | $133/mo |
Interest-only BTL · rate scenarios at switch
2%/yr growth scenario · £266k mortgage (75% of £355k) · cash injected £20,250
| Rate | Interest only/mo | Net rental | Monthly cashflow | Recoup £20,250 |
|---|---|---|---|---|
| 3.5% (optimistic) | £776 | £1,600 | +£824 | 25 mo (~2 yr) |
| 4.0% (hopeful) | £888 | £1,600 | +£712 | 28 mo (~2.5 yr) |
| 4.5% (base case) | £998 | £1,600 | +£602 | 34 mo (~3 yr) |
| 5.0% (pessimistic) | £1,109 | £1,600 | +£491 | 41 mo (~3.5 yr) |
Gross yield: £1,650 × 12 / £335,000 = 5.9% · Section 24: mortgage interest gives a 20% basic-rate tax credit only — net yield lower once income tax applied · Rate source: HOA / MoneyfactsCompare May 2026 · USD at $1.28/£
Assumptions — update monthly and hit save
Today's balances
Liquid savings
HYSA + Marcus + pots (excl. Lending receivable)
Investments
Vanguard + HL ISA + Sharesave + Crypto
Monthly flows
Monthly savings
Auto transfer to HYSA
Monthly invested
Vanguard $1,250 + Sharesave $600
Monthly income (current)
Net take-home incl. UK property
Growth rates
Investment growth
Annual % — VWRL conservative estimate
Savings APY
HYSA interest rate