UK landlord tax, calculated properly
Free calculators and plain-English guides for landlords — rental income tax, capital gains, the stamp-duty surcharge and Making Tax Digital. Every rate on this site names its source and the date we checked it against HMRC and gov.uk.
Five tools, zero guesswork
Rental income tax calculator
Salary + rent combined, Section 24 handled properly, Scottish bands included — and a preview of the new 2027 property rates.
Open the calculatorMTD checker
Making Tax Digital is live from April 2026. Answer three questions and get your mandation date — with this year's quarterly deadlines.
Open the calculatorCapital gains tax calculator
Selling a buy-to-let? 18%/24% split against your basic-rate band, the £3,000 allowance, and the 60-day reporting clock.
Open the calculatorStamp duty second-home calculator
England, Scotland and Wales in one tool — the 5% surcharge, Scotland's 8% ADS and Wales's separate higher-rate table.
Open the calculatorRental yield calculator
Gross and net yield in two inputs — the sanity check before any purchase conversation.
Open the calculatorSourced, dated, and honest about what changed
Most landlord-tax pages were written for a previous tax year and never touched again. This site works differently: every rate lives in one verified data file, checked against primary sources — gov.uk, HMRC manuals, Revenue Scotland, the Welsh Revenue Authority — on a date we print.
The November 2025 Budget is the perfect example. Half the internet says landlord tax “went up”; the other half hasn’t noticed. The sourced truth: new 22%/42%/47% property rates exist, but start April 2027 — while dividend rates rose this April and the rumoured NIC on rents was dropped. The full dated timeline is here.
What changed for 2026/27 — at a glance
| Property income rates | 20/40/45% (unchanged — 22/42/47% from Apr 2027) |
| Section 24 credit | 20% (22% from Apr 2027) |
| Dividend rates | 10.75/35.75/39.35% (rose Apr 2026) |
| NIC on rental income | Not introduced |
| CGT on residential | 18/24%, £3,000 allowance |
| MTD threshold | £50,000 — live now |
gov.uk Budget measures page, Finance Act 2026, gov.scot factsheet — read 29 Aug 2026.
The explanations behind the numbers
Landlord Tax Changes 2026/27 — What Actually Happened
Half the internet says landlord tax went up; the sourced truth is stranger. The new 22/42/47% property rates start April 2027, dividends rose this April, and NIC on rents was dropped — the dated timeline.
Read the guideMaking Tax Digital for Landlords — Live Since April 2026
Who's mandated now, who joins in 2027 and 2028, the exact quarterly deadlines, the first-year penalty easement, and what HMRC's September auto-enrolment means if you haven't signed up.
Read the guideSection 24: How Mortgage Interest Relief Really Works
You can't deduct mortgage interest — you get a 20% credit instead, with caps most explainers skip. Worked examples, the 40% taxpayer trap, and what the 2027 change does to the maths.
Read the guideStraight answers
Rental profit is added on top of your other income and taxed at your marginal rate — 20%, 40% or 45% in England, Wales and NI (Scotland uses its own bands, up to 48%). Mortgage interest isn't an expense any more: you get a 20% credit on finance costs instead (Section 24). Our rental income tax calculator does the whole computation — salary plus rent, the credit, the £1,000 property allowance comparison — using rates verified against gov.uk.
Not yet — but it will. The Budget created separate property income tax rates of 22%, 42% and 47%, starting 6 April 2027 (England & NI). For 2026/27 property income is still taxed at 20/40/45. What DID change this year: dividend rates rose to 10.75%/35.75% from April 2026. And the heavily-rumoured National Insurance on rents was explicitly not introduced. Our tax-changes guide has the sourced timeline, and the calculator has a 2027 preview mode.
From 6 April 2026 it applies if your gross income from property plus self-employment was over £50,000 in 2024/25 — quarterly digital updates through recognised software, with the threshold falling to £30,000 in April 2027 and £20,000 in April 2028. Limited companies are outside it; partnerships are deferred. The MTD checker gives you a dated answer in three questions.
Free, no sign-up, no spreadsheet download wall. Every rate comes from one verified data file sourced against gov.uk, HMRC, Revenue Scotland and the Welsh Revenue Authority — the source and the date we checked it are printed on each page. When a Budget changes something, we update the file and every calculator and guide updates together.
No — it's accurate arithmetic and sourced explanation. Calculators estimate; they can't see reliefs, loss brought forward, or the quirks of your position. For decisions that matter, take the numbers from here to HMRC guidance or a qualified adviser — you'll have a much better conversation walking in with the right starting figures.