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.
62 tools, zero guesswork
SA105 Calculator — UK Property Pages Box by Box
Rent and costs in; every SA105 box out (20 to 45), the Section 24 credit, expenses vs the £1,000 allowance and the 31 January 2027 bill with payments on account.
Open the calculatorInheritance Tax Calculator — Whole Estate
Home, buy-to-lets, savings, shares, pensions, a genuine business/agricultural holding, debts and up to two lifetime gifts — nil-rate bands, the £2.5m BPR/APR relief, RNRB taper and the 36% charity rate, in one estimate.
Open the calculatorNational Insurance Calculator
Employee, employer, Class 4 and Class 2 National Insurance for 2026/27 — salary, self-employment or both — plus when it stops at State Pension age.
Open the calculatorStudent Loan Repayment Calculator
PAYE vs Self Assessment repayment across all 5 plans, years to clear and your write-off date.
Open the calculatorChild Benefit Tax Calculator (HICBC)
Adjusted net income, the £60k–£80k taper (rounded down per the Act, not to nearest), the charge you owe, and the pension top-up that clears the threshold.
Open the calculatorCorporation Tax Calculator for a Landlord Company
Corporation Tax with marginal relief, associated companies and a short accounting period, plus salary vs dividends net-in-hand for one director.
Open the calculatorState Pension Age Checker
Your exact State Pension age and date from gov.uk's timetable, the 2026/27 full amount, qualifying years, and the landlord NI angle.
Open the calculatorMortgage Overpayment Calculator
Interest saved, time cut off the term and the 10% ERC allowance for a UK mortgage — plus the Section 24 after-tax effect for buy-to-let landlords and a savings comparison.
Open the calculatorBuy-to-Let Remortgage Calculator
New payment, monthly and total savings over the deal, break-even on fees, the 125%/145% rent-cover test and the LTV — before you remortgage.
Open the calculatorLandlord Compliance Calendar
Turn tenancy, gas, EICR, EPC and deposit dates into one sorted checklist with overdue flags and a downloadable .ics reminder file.
Open the calculatorRent guarantee insurance cost calculator
See the typical published price range for rent guarantee insurance, what it covers, the referencing rule, tax treatment and when self-insuring beats buying.
Open the calculatorLHA rate checker
Check the Universal Credit / Housing Benefit LHA rate for any Broad Rental Market Area, the bedroom entitlement, and the shortfall against your rent.
Open the calculatorLandlord Tax Rise 2027 Calculator
The £ and per cent your rent's tax rises under April 2027's 22/42/47% property rates vs 2026/27 — for England, Wales & NI, plus what applies in Scotland.
Open the calculatorSelf Assessment Late Filing & Late Payment Penalty Calculator
Work out the filing penalty, late payment penalty and interest on a late 2025/26 return, plus the SA370 appeal route.
Open the calculatorRent pcm to pw converter
Convert rent between monthly, weekly, 4-weekly and annual with the exact statutory ×12÷52 formula, a deposit-in-weeks figure, and pro-rata rent for a mid-month tenancy st
Open the calculatorEPC C Upgrade Cost Calculator for Landlords
Price loft, wall, glazing and heating measures against real Energy Saving Trust costs, check the total against the government's £10,000 cap for 2030, and see the exemptio
Open the calculatorEviction Cost & Timeline Calculator
Court fees, enforcement costs, solicitor fees and likely lost rent for a Section 8 eviction in England — sourced from HMCTS and MoJ data.
Open the calculatorLandlord Registration Fee Calculator
Rent Smart Wales or Scottish Landlord Register: registration, licence and per-property costs over the 5- or 3-year cycle.
Open the calculatorHMO licence checker
Occupants, households and shared facilities: whether you need a mandatory HMO licence, your council's fee, and the penalty risk if you don't.
Open the calculatorRemortgage Payment Shock Calculator
See your new buy-to-let payment at +1%, +2% or your own rate, the rent-cover test, and the Section 24 effect.
Open the calculatorRent Repayment Order Calculator
Work out the maximum RRO for an unlicensed HMO, illegal eviction, banning-order breach or Renters' Rights Act offence, plus the separate council civil penalty.
Open the calculatorBuy-to-let purchase cost calculator
Every cost of buying a rental in one total: stamp duty (SDLT, LBTT, LTT), Land Registry fee, legal, survey and mortgage fees — and what is capital vs a finance cost.
Open the calculatorBuy-to-Let Mortgage Affordability Calculator
Maximum loan by rent cover and by 75% loan-to-value, the constraint that binds, the deposit needed and whether a specific price is affordable.
Open the calculatorBridging loan calculator
Loan-to-value, interest under retained, serviced or rolled-up terms, all fees, total cost and a 75 per cent LTV warning for a UK bridging loan.
Open the calculatorVoid period cost calculator
What an empty rental really costs — council tax, mortgage interest, insurance and re-let fees — and the rent cut that would break even.
Open the calculatorEmpty home & second home premium calculator
Pick a council and band: its 2025/26 second-home or escalating empty-home premium — annual bill, monthly cost, total over the years held, and the saving from letting instead.
Open the calculatorRent increase calculator
The £ and per-cent rise, annualised extra rent, ONS rent index and CPI comparison, landlord tax on the extra, and the 30× affordability check — England and Scotland.
Open the calculatorTenancy deposit calculator
Maximum deposit (5 or 6 weeks), holding deposit cap, protect-by date and the penalty if it is not protected in time — England, Scotland and Wales.
Open the calculatorLandlord Tax Pack 2026/27 (£19)
The portfolio spreadsheet built from this site’s verified rates: 10 properties, SA105 boxes, MTD quarters, Section 24 vs limited company, CGT tracker, mileage.
Open the calculatorRight to Rent Check Wizard & Penalty Calculator
Check whether a right to rent check is compliant, when the follow-up check is due for a time-limited visa, and the civil penalty if it's wrong — England only.
Open the calculatorRedundancy calculator
Statutory redundancy pay by age band, statutory minimum notice, the £30,000 tax-free termination threshold and PILON tax treatment — England, Scotland & Wales.
Open the calculatorPersonal Savings Allowance calculator
The £5,000 starting rate for savings, your £1,000/£500/£0 Personal Savings Allowance, tax on savings interest and dividends, and the Scotland savings surprise.
Open the calculatorPension Salary Sacrifice Calculator
Compare the same pension contribution under salary sacrifice, net pay and relief at source: take-home pay, tax and National Insurance saved, and the £100k/£60k–£80k threshold effect.
Open the calculatorCouncil tax band checker by postcode
Type a postcode: the band most homes in the district are in, the 2026/27 bill for it, and HM Land Registry sold prices — 2,300 districts, England and Wales.
Open the calculatorSold house prices by postcode
Every standard sale HM Land Registry registered in the last 12 months, per district: median, middle-half range, by property type and the year-on-year move.
Open the calculatorTake-home pay calculator 2026/27
Any salary after income tax, National Insurance, student loan and pension — UK or Scotland — and what rental income on top would cost. Every salary from £12,000 tabled.
Open the calculatorHow much is my house worth?
What similar homes in your postcode district sold for, by property type, with the steps that turn a district median into a figure for your own home.
Open the calculatorTenancy agreement generator (Renters' Rights Act)
An assured periodic tenancy for England with the statutory written statement of terms built in — all 18 items from SI 2026/324, deposit-cap check, print or download.
Open the calculatorRental 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 calculatorCouncil tax premium tracker (England)
Which of the 296 councils charge the second-home and empty-home premiums, searchable — with every council's bands A–H for 2026/27.
Open the calculatorCouncil tax rates 2026/27, every council
Band D for all 296 English billing authorities with the change on 2025/26, highest and lowest, and regional averages.
Open the calculatorSecond home cost calculator
Stamp duty with the surcharge plus council tax with your council's second-homes premium — pick the council, band and years.
Open the calculatorPrivate residence relief calculator
Lived there, then let it? The exempt share of the gain, the final 9 months rule, lettings relief where it still applies, and the CGT left.
Open the calculatorPayments on account calculator
What you pay on 31 January and 31 July: balancing payment plus the two 50% instalments, and the £1,000 / 80% exemptions.
Open the calculatorRent affordability calculator
How much rent can you afford: the 30×/36× referencing test, the income a rent needs and what is left each month after tax.
Open the calculatorBuy-to-let mortgage stress test
Rent cover at the stress rate, 125%/145% ICR, the maximum loan the rent supports and the LTV cap — before the decision in principle.
Open the calculatorStamp duty calculator (all buyers, 3 nations)
Main home, first-time buyer or additional property — SDLT, LBTT and LTT from the current tables, with totals for common prices.
Open the calculatorRent increase notice checker
Form 4A, 2 months' notice, once a year, market-rent challenge — test a rent rise against the Renters' Rights Act, for tenants and landlords.
Open the calculatorInheritance tax calculator for property
Home plus buy-to-lets: nil-rate bands, residence band, spouse transfer, 7-year gifts with taper and the 36% charity rate.
Open the calculatorFree expenses spreadsheet (SA105-mapped)
The income, expense and mileage log paid apps charge for — .xlsx, mapped to the SA105 boxes, mortgage interest kept in Box 44.
Open the calculatorMTD deadline countdown + calendar file
Does MTD apply to you, when is your next quarterly update, and all five 2026/27 deadlines as an .ics file with 7-day reminders.
Open the calculatorLet Property Campaign penalty calculator
Undeclared rental income: the tax HMRC can assess (4/6/20 years), the penalty band from its own CC/FS11 table, and the likely total.
Open the calculatorFurnished holiday let abolition calculator
FHL rules ended 6 April 2025. Old full-interest deduction vs today's 20% credit — the extra tax each year, Scotland included.
Open the calculatorCGT 60-day deadline calculator
Sold a rental? Completion date in, exact report-and-pay deadline out — with the £100/£300 penalty ladder if you are late.
Open the calculatorStamp duty refund calculator
Bought before selling? The 3%/5% surcharge refund, the 36-month sale window and the 12-month claim deadline from your two dates.
Open the calculatorLimited company vs personal calculator
Section 24 credit against full interest deduction, Corporation Tax, dividend extraction, the 2027 rates — and the one-off cost of moving a property in.
Open the calculatorInformation sheet deadline checker
Which document each tenant was owed under the Renters' Rights Act, the 31 May 2026 deadline, and what the council can do if it was missed.
Open the calculatorPet request 28-day deadline
The written pet request, the 28-day response rule, the two lawful extensions and the exact date a landlord must answer by.
Open the calculatorEvery council and area: council tax, rents, prices and yields
296 billing authorities, from MHCLG’s own tables: Band D from £1,028.21 to £2,765.02, the change on 2025/26, all eight bands with monthly equivalents, and which councils double the bill on second homes (211 of 296 do) or add the empty-home premium — with what a void, a holiday let or a tenant’s affordability looks like at that council’s rate.
Find your council Second-home premium tracker Rent, prices & yield by area EPC ratings by area Renters’ Rights Act: every rule HMO licence fees by council HMO licensing by council
By region
- East Midlands — 35 councils, avg £2,457.41
- East of England — 45 councils, avg £2,391.20
- London — 33 councils, avg £2,090.08
- North East — 12 councils, avg £2,525.66
- North West — 35 councils, avg £2,483.22
- South East — 64 councils, avg £2,475.45
- South West — 27 councils, avg £2,511.40
- West Midlands — 30 councils, avg £2,399.67
- Yorkshire and The Humber — 15 councils, avg £2,374.19
- Scotland — 32 councils
- Wales — 22 councils
MHCLG Council Tax levels 2026/27 and Council Taxbase 2025, Open Government Licence v3.0.
Sourced, 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 guideLandlord Tax 2027: The New 22/42/47% Property Rates
From 6 April 2027 rental profit in England & NI is taxed at dedicated property rates, the Section 24 credit becomes 22% and the £30k MTD wave begins. Who it hits, in pounds.
Read the guideSA105 Property Pages Box by Box
Box 20 income, Boxes 24–29 expenses, Box 36 domestic items, Box 44 mortgage interest — the trap. Verified against HMRC's notes, with the £1,000 allowance decision and deadlines.
Read the guideHow Much Tax Do Landlords Pay? Five Worked Examples
No landlord rate exists — profit is taxed at your marginal rate with a 20% mortgage-interest credit. Five landlords on one flat, and every other tax landlords meet.
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.
New calculators and guides
Every tool and guide published in the last 45 days, newest first.
- Void Period Cost Calculator 2026 — UK Landlords 13/09
- UK Landlord Statistics 2026: Council Tax, HMO Fees, Yields 13/09
- Tenancy Deposit Calculator 2026 — England, Scotland, Wales 13/09
- Student Loan Repayment Calculator UK 2026/27 13/09
- State Pension Age Checker 2026/27 — Date & Amount 13/09
- Site Map — Every Page on Landlord Tax Lab 13/09
- Self Assessment Late Filing Penalty Calculator 2025/26 13/09
- SA105 Calculator 2026: UK Property Pages Box by Box (Free) 13/09
- Right to Rent Check Wizard & Penalty Calculator 2026 13/09
- Rent Repayment Order Calculator 2026 — RRO Exposure 13/09
- Rent PW to PCM Converter 2026 (and PCM to PW) + Table 13/09
- Rent Increase Calculator 2026 — £, % Rise & Tax 13/09
- Rent Guarantee Insurance Cost Calculator 2026 13/09
- Remortgage Payment Shock Calculator 2026 13/09
- Redundancy Calculator 2026 — Pay, Notice & £30k Tax-Free 13/09
- Personal Savings Allowance Calculator 2026/27 UK 13/09
- Pension Salary Sacrifice Calculator 2026/27 13/09
- NRLA Membership Cost: Is £125/Year Worth It? (2026) 13/09
- National Insurance Calculator 2026/27 UK 13/09
- Mortgage Overpayment Calculator UK 2026 13/09
- LHA Rate Checker 2026/27 for Landlords 13/09
- Landlord Tax Rise 2027 Calculator — England, Wales, Scotland 13/09
- Landlord Tax Return Checklist 2025/26 (Due 31 Jan 2027) 13/09
- Landlord Tax Pack 2026/27 — Portfolio Excel Workbook, £19 13/09
- Landlord Registration Fee Calculator 2026 — Wales & Scotland 13/09
- Landlord Compliance Calendar 2026 — Gas, EICR, EPC, Deposit 13/09
- Inheritance Tax Calculator — Whole Estate (2026/27) 13/09
- Eviction Cost & Timeline Calculator (2026) 13/09
- Government Gateway Account for MTD? (2026 Guide) 13/09
- Corporation Tax Calculator for a Landlord Company 2026/27 13/09
- Child Benefit Tax Calculator (HICBC) 2026/27 13/09
- Buy-to-Let Remortgage Calculator 2026 13/09
- Buy-to-Let Purchase Cost Calculator 2026 13/09
- Buy-to-Let Mortgage Affordability Calculator 2026 13/09
- Bridging Loan Calculator UK 2026 — Rate, Fees & LTV 13/09
- Written Statement of Terms: The 18 Items Landlords Must Give 12/09
- Free Tenancy Agreement Generator 2026 (Renters' Rights Act) 12/09
- Take-Home Pay Calculator UK 2026/27: Salary After Tax 12/09
- Self-Employed Tax Calculator 2026/27: Tax, Class 4 & POA 12/09
- Section 8 Notice: How to Serve One From 1 May 2026 12/09
- Section 8 Ground Finder: Which Grounds May Apply 12/09
- Section 21 Notice: What Happened After 1 May 2026 12/09
- No-Fault Eviction: What Replaced It in 2026 12/09
- Mortgage Calculator UK — Monthly Payments & Interest 12/09
- Landlord Insurance UK: The Complete Guide (2026) 12/09
- How Much Is Landlord Insurance? UK Cost Guide 2026 12/09
- Interest-Only Mortgage Calculator UK 12/09
- Income Tax Calculator UK 2026/27: Salary, Rent, Dividends 12/09
- How Much Rent Arrears Before Eviction? The Threshold 12/09
- Eviction Notice UK: The Lawful Process, Explained 12/09
- Dividend Tax Calculator 2026/27: Salary + Dividends UK 12/09
- Buy-to-Let Mortgage Rates Explained (UK) 12/09
- Buy-to-Let Mortgage Calculator — Max Loan & Yield 12/09
- Best Landlord Insurance UK 2026 — 8 Providers Compared 12/09
- What Is an HMO? Definition, Licensing and Fines 11/09
- Sold House Prices by Postcode: Median & Range 2026 11/09
- The Second Home Council Tax 'Loophole', Explained 11/09
- Pension Inheritance Tax Changes 2027 11/09
- Land Registry Fee Calculator — Current Scale 1 & 2 11/09
- Inheritance Tax When the Second Parent Dies 11/09
- Inheritance Tax Threshold 2026/27 Explained 11/09
- Inheritance Tax on Rental Property 11/09
- Inheritance Tax on Property: 2026/27 Guide 11/09
- How to Avoid Stamp Duty on a Second Home, Legally 11/09
- How Much Is My House Worth? Sold Prices by Postcode 2026 11/09
- How Much Is Inheritance Tax? Worked Examples 11/09
- How Much Is Capital Gains Tax? Examples 11/09
- Gas Safety Certificate Cost & the Landlord's Duty 11/09
- Capital Gains Tax Rates 2026/27: 18% & 24% 11/09
- Capital Gains Tax on Property: Full Guide 11/09
- Capital Gains Tax Allowance 2026/27: £3,000 11/09
- Section 8 Grounds for Possession: Full Table 2026 06/09
- Student Lets & Ground 4A: Renters' Rights Act 06/09
- Rent in Advance & the Bidding Ban: Renters' Rights Act 06/09
- Renters' Rights Act Pets: 28-Day Deadline Calculator 06/09
- Lodgers & Resident Landlords: Renters' Rights Act 06/09
- Joint Tenancy & Change of Sharer: Renters' Rights Act 06/09
- Renters' Rights Act Information Sheet: Deadline Checker 06/09
- Guarantors Under the Renters' Rights Act (s.16N) 06/09
- Renters' Rights Act 2025: Rules, Dates, Penalties, Tools 06/09