Useful next calculations
Rates and sources, 2026/27
Treats rental profit as the top slice of total income using 2026/27 England/Wales/NI bands. Section 24 finance-cost restriction is not modelled.
Source: GOV.UK — Income Tax rates and allowances. Source checked for 2026/27.
When to use this calculator
- Before buying, renting, refinancing or reviewing a property investment.
- When you want to compare cash flow, tax, yield or ownership costs.
- When you need a fast estimate before speaking to an agent, lender or adviser.
- When you want to see how a rate or price change moves the result.
A worked example
These are the example figures the calculator opens with.
| Input | Value |
|---|---|
| Annual Rental Income (£) | £15,000 |
| Allowable Expenses (£) | £3,000 |
| Other Income (£) | £30,000 |
For those figures the calculator returns:
- Tax on rental income: £2,400.00
- Net rental profit: £12,000.00
- Effective rate on rental income: 16.00%
How to read your results
Tax on Rental Income
Review this figure alongside your gross income so you can understand deductions before the tax year closes. It is a planning estimate, not a filed return.
Effective Rate on Rental Income
The effective rate lets you compare options on a like-for-like basis rather than being misled by different compounding periods or fee structures.
Method & assumptions
This calculator estimates the income tax attributable to rental income by modelling how rental profit sits on top of your other income (such as employment earnings, pensions, or savings interest). Because income tax bands are applied to total income, the rate at which your rental profit is taxed depends on how much of the basic-rate band (£37,700 in 2026/27) has already been consumed by your other income. The personal allowance is tapered for total incomes above £100,000 and eliminated entirely above £125,140. This calculator uses the UK personal allowance of £12,570 and the 2026/27 tax bands. Note that it does not model the mortgage interest tax credit (Section 24), Class 2 or Class 4 National Insurance for landlords treated as running a business, or High Income Child Benefit Charge — all of which may be relevant depending on your situation.
Common mistakes
- Comparing rent and ownership costs without including taxes, fees and maintenance.
- Using purchase price alone without testing financing or vacancy assumptions.
- Relying on yield or growth in isolation instead of reviewing the full property case.
- Using the wrong national transaction-tax calculator for the purchase location.
What to do next
- Run a second scenario with a higher rate or lower rental yield.
- Compare the result with a buy-versus-rent or mortgage calculator before making an offer.
- Use the matching national transaction-tax calculator for the purchase location.
- Note the key figures to share with your solicitor or lender.