Buy-to-let tax calculator for UK rental property
I can model annual rent, allowable running expenses, residential finance costs and editable tax-rate assumptions. The result separates an illustrative individual calculation from profit retained in a company before any extraction tax.
My buy-to-let tax model
Illustrative annual model, not tax advice. The personal calculation applies the 20% finance-cost reduction to the lower of finance costs, property profit before finance costs and the adjusted-income figure entered. It does not model losses carried forward, allowances, rate bands or every relief. The company figure excludes marginal relief, associated-company effects and tax on extracting money.
Model rental profit, finance costs and tax
I enter annual rent, allowable day-to-day expenses, residential finance costs, a marginal Income Tax rate and the amount of adjusted income above my Personal Allowance.
For the company scenario, I enter a Corporation Tax assumption. The result is profit retained in the company after modelled tax. It does not include dividend, salary or other extraction tax.
Get tax advice before acting
- Personal allowances and rate bands vary
- Unused finance costs can carry forward
- Company marginal relief can apply
- Ownership changes can trigger other tax and legal costs
How the personal landlord calculation is modelled
HMRC states that individual residential landlords do not deduct finance costs from rental income. Instead, a basic-rate tax reduction is calculated using 20% of the lowest of unused residential finance costs, property-business profits and adjusted total income above the Personal Allowance.
The calculator asks for that adjusted-income amount because the cap depends on my wider tax position. It cannot model every allowance, loss, relief or source of income.
How the company calculation is modelled
GOV.UK states that a company paying Corporation Tax can claim interest on property loans as an allowable expense. The calculator subtracts entered running expenses and finance costs, then applies the Corporation Tax percentage I enter.
Current Corporation Tax can involve a 19% small-profits rate, 25% main rate and marginal relief between the thresholds, with thresholds affected by associated companies and accounting periods. This simple model does not calculate marginal relief or tax on extracting profit.
Use the right rental expense inputs
HMRC lists day-to-day costs such as letting-agent fees, insurance, maintenance and repairs, utilities paid by the landlord, service charges and other direct letting costs as possible allowable expenses where the rules are met. Capital improvements are treated differently.
I should use my records and professional tax advice rather than assume every property cost is deductible. The calculator does not model capital gains, stamp taxes, property allowance or the tax effect of changing ownership.
Compare finance for my buy-to-let
Share the property, purchase or current value, loan, rent, ownership structure and portfolio position. Vortex will compare eligible mortgage routes; my tax adviser should confirm the tax position.
Compare finance for my buy-to-let