Treatment room rent calculator
The same arithmetic decides both sides of the deal, and almost nobody runs it. If you have a room standing empty, this works out what it costs you a day, the floor below which letting it loses money, and what a rate is worth over a year. If you are being quoted a rate, it works out how many patients cover the rent and what the room really costs you per patient.
Filled in with an example so you can see how it works. Type over any figure with your own.
AWhat the building costs you
Only costs that exist because the premises exist. Not staff, not consumables.
BWhat one room costs per day
Spread across your rooms and the days you open.
£55.83 a day is what an empty room costs you. It is spent whether anyone is in the room or not — which is exactly why it is not what letting the room costs you. That comes next.
CWhat a let day adds
Only what would not happen if the room stayed empty.
£45.00 is your floor. Charge less and the let makes you poorer. It is not your price — see the note below the calculator.
£45.00 is the point below which a let actively loses money. But the room costs you £55.83 a day to exist, so anything under that means the room is not paying for itself. Use £55.83 as the standing rate you refuse to go below, and £45.00 only to fill an occasional gap you would otherwise lose.
This is a floor, not a price. What you can actually charge is set by what comparable rooms near you go for — find three and price against those. Now enter what you think you can get, and see what it earns.
DWhat you would earn
Enter the rate you think you can get.
£7,200 a year, from a room you already pay for. No new premises, no marketing, no clinical work.
Two numbers, two different jobs
The cost of an empty room and the cost of a let day are not the same figure, and confusing them is how rooms get underpriced. The fixed cost is already spent — the room is heated, rated and insured whether anyone uses it or not — so it is not what letting the room costs you. What letting costs you is only the things that would not otherwise happen: extra utilities, cleaning and turnaround, and reception time.
That marginal figure is your floor. It is not your price. Let every spare day at the floor and you never recover what the room costs on the days you use it yourself. Costs tell you the floor; three comparable local rooms tell you the price.
Two things this calculator deliberately does not model, because both depend on your specific arrangement and both cost more than the rent if you get them wrong: whether your letting is VAT exempt or a standard-rated supply of facilities, and whether the arrangement risks being treated as employment rather than a letting. Both are covered here, and both are worth asking your accountant about before you sign anything.
This calculator is a planning tool, not advice. Figures depend on your own costs and circumstances, and tax treatment depends on the specific arrangement. SupplyIndex publishes room listings and practitioner requirements. We do not verify professional registration, arrange or broker lettings, or take responsibility for CQC registration, professional indemnity, or the employment or self-employed status of any arrangement. Those remain matters for the clinic and the practitioner to agree and evidence between themselves.