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Free self-assessment tax calculator for 2025/26 and 2026/27.
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HMRC 2025/26 Rates
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Landlord Tax Calculator
UK 2025/26
Rental profits, mortgage interest relief, property expenses — know exactly what you owe on your buy-to-let income.
How rental income tax works.
Rental profit = gross rent minus allowable expenses. Taxed at your marginal rate. Mortgage interest is a separate 20% tax credit.
Mortgage Relief
20%
Tax credit on interest
Personal Allowance
£12,570
Tax-free threshold
Tapering
£100k
Allowance reduces above
Common questions. Clear answers.
How much tax do landlords pay on rental income in the UK?+
Rental profit (income minus allowable expenses) is added to your other income and taxed at your marginal rate: 20% basic, 40% higher, or 45% additional rate. You also get a 20% tax credit on mortgage interest payments.
What expenses can landlords claim against rental income?+
You can claim letting agent fees, property maintenance and repairs, insurance, ground rent, service charges, accountancy fees, legal fees for tenancy agreements, advertising for tenants, and utility bills you pay. You cannot claim for property improvements or mortgage capital repayments.
How does mortgage interest relief work for landlords?+
Since April 2020, mortgage interest is no longer deductible from rental income. Instead, landlords receive a 20% tax credit on mortgage interest payments. This means higher-rate taxpayers pay more than before the rule change.
Do I need to file Self Assessment as a landlord?+
Yes, if your rental income exceeds £1,000 per year (the property allowance). You must register for Self Assessment and file a return. Rental income is reported on the SA105 property pages of your tax return.
What is the property income allowance?+
The property income allowance is £1,000. If your gross rental income is under £1,000 you don't need to declare it. If it exceeds £1,000 you can either deduct the £1,000 allowance or claim actual expenses — whichever is more beneficial.