FREE UK PROPERTY TAX CALCULATOR - 2025/26

Buy-to-Let Tax Calculator
2025/26

Estimate annual buy-to-let tax with rental income, expenses, mortgage interest relief and other income.

UNDERSTAND THE RESULT

How to use the Buy to Let Tax Calculator

Buy to Let Tax Calculator helps you model a UK tax scenario using the selected tax year and a live result panel. Estimate UK buy-to-let tax for 2025/26 with rental income, expenses, mortgage interest and Section 24 relief. This version is designed for 2025/26 and 2026/27 planning, so it is useful when you want a fast decision-support tool before reviewing payroll documents, Self Assessment entries, or adviser notes.

Start with Annual Rental Income, Allowable Expenses (Excluding Mortgage Interest), Annual Mortgage Interest and related options. In most cases you should use annual gross figures unless the label clearly asks for monthly amounts, percentages, or a plan selection. Choosing the right tax year matters because thresholds, allowances and repayment bands can move, and many users get better results by checking their payslip, P60, pension statement, or loan plan first rather than estimating from memory.

Use the result as a planning view rather than a final filing number. The output is strongest when you compare scenarios, such as changing pension contributions, testing a different income level, or checking whether a threshold like the £12,570 personal allowance or £50,270 higher-rate point changes the outcome. If the result affects a real filing, payroll setup, or household decision, validate it against official records.

2025/26 & 2026/27 RATES

Reference Figures for 2025/26 & 2026/27

Core numbers and planning anchors relevant to this calculation.

Rental Profit
Core Tax Base
Basic Relief Limits
Finance Cost Context
£12,570
Personal Allowance
20%
Basic Tax Rate
40%
Higher Tax Rate
Landlord Planning
Best Use Case
£
£
£
£
Enter rental data to estimate buy-to-let tax.
0
Estimated Tax Due
0
Taxable Rental Profit
0
Section 24 Relief
0
Net Profit After Tax
0%
Effective Tax Rate
Rental Income0
Expenses-0
Tax Before Section 240
Section 24 Relief (20% x interest)-0
Final Tax0
FREQUENTLY ASKED QUESTIONS

Buy to Let Tax Calculator Questions

Common questions about the calculation, the inputs, and how to use the result.

Buy to Let Tax Calculator Estimate UK buy-to-let tax for 2025/26 with rental income, expenses, mortgage interest and Section 24 relief.
Choose the tax year that matches the period you want to model, not necessarily the current calendar year. UK tax rules are applied by tax year, and figures such as the £12,570 personal allowance, the £50,270 higher-rate threshold, National Insurance bands, and student loan thresholds can change between years. If you are checking an old payslip or a future scenario, switch the year first and then enter the rest of your data.
For this page, the most important fields are Annual Rental Income, Allowable Expenses (Excluding Mortgage Interest), Annual Mortgage Interest. Use annual gross amounts unless the label explicitly says monthly, weekly, or percentage. If the calculator asks for deductions, allowances, profits, or contributions, enter the taxable or allowable figure that actually applies to that tax year. The most reliable approach is to lift the numbers from payroll records, accounts, pension paperwork, or official loan statements instead of rounding them.
Use the result to compare scenarios, spot thresholds, and understand what changes the outcome most. Many users test two or three inputs in sequence, such as a different income level, a pension contribution, or an alternative plan selection, and then use the comparison tools to see the delta. That makes the calculator more valuable than a single static answer because it shows where the tax position starts to move.
No. This page is a planning calculator, not a substitute for HMRC systems, payroll software, or personal advice. It should be accurate enough for scenario work, but your final result can still change because of tax codes, pay frequency rules, relief claims, prior-year adjustments, benefits in kind, or household circumstances. If the number affects a filing or a major financial decision, verify it against official records before acting.
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  1. Enter annual amounts in GBP unless the field explicitly asks for a percentage.
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  2. Use gross/pre-tax values for salary or income inputs, and only allowable values for deductions/expenses.
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  3. Select the correct tax year and plan/region options to match your situation.
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  4. Results update live as you type. Use Set Compare Baseline to compare scenarios.
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