The tax on a property deal, worked out before you commit.
Free calculators for UK property investors: stamp duty, VAT, income and corporation tax, CGT, ATED and inheritance tax, for individuals, companies and trusts in all four UK nations.
Checked against legislation and HMRC guidance2026/27 rates and enacted 2027/28 changesUpdated 3 October 2026
Where are you in the deal?
Buying
Deal analyserCash needed, yields and the return after the main taxes, for most properties and buyers.
Stamp duty for investorsSDLT, LBTT and LTT with the surcharges, company and non-resident rules, and leases.
Commercial VAT and TOGC checkerWill VAT be charged, could the sale be a going concern, and what it does to your cash.
Owning
Rental income tax and section 24Your tax this year and next, with the new 2027 property rates.
Personal or limited companyThe same buy-to-let owned both ways, side by side, over the years you hold it.
Making Tax Digital checkerWhen you must join, and your quarterly deadlines.
ATED calculatorFor company-owned homes worth over £500,000.
Selling and planning
Capital Gains Tax on a saleThe tax for each owner, and your 60-day deadline as a date.
Moving property into a companyThe CGT, stamp duty and refinancing cost, and whether relief may apply.
Hold, sell, incorporate or giftFour options for a property you own, compared after tax.
Inheritance tax on propertyWhat your estate could pay, and why rental property rarely gets relief.
Reference
Non-resident landlordsThe Non-Resident Landlord Scheme, the 2% surcharge and CGT.
Rates and sourcesEvery rate used, with the law behind it.
For estate and letting agentsInvestor tax figures on your listings.
Property tax rates at a glance
| Tax | 2026/27 | From 6 April 2027 |
|---|---|---|
| SDLT higher rates for additional homes (England, NI) | 5% to 17% across the bands | No change announced |
| Income tax on rental profit | 20%, 40%, 45% | 22%, 42%, 47%* |
| Mortgage interest tax reduction (individuals) | 20% | 22% |
| Corporation tax | 19% to 25% | 19% to 25% |
| Capital Gains Tax (individuals) | 18% and 24%, after £3,000 | No change announced |
All rates, including Scotland, Wales, dividends and ATED ›
* England and Northern Ireland. Assumed for Wales, where the Senedd sets the final rate. Scotland sets its own.
Common questions
How much stamp duty does a buy-to-let investor pay?
In England and Northern Ireland, if you already own a home, you pay the higher rates: 5% on the first £125,000, then 7%, 10%, 15% and 17% across the bands. A £450,000 buy-to-let costs £35,000. Non-UK residents pay 2% more. Scotland adds an 8% supplement to LBTT, and Wales has its own higher rates.
Is stamp duty charged on VAT for a commercial property?
Yes. Where VAT is charged on the price, stamp duty is worked out on the price including VAT. If the sale is a transfer of a going concern there is no VAT, so the stamp duty is lower too.
Can I still deduct mortgage interest from rental income?
Not if you own residential property personally, jointly or through a partnership. You get a tax reduction at 20% of the interest instead, rising to 22% from April 2027. Companies normally deduct interest in full, and interest on commercial property is normally fully deductible.
Is it better to buy through a limited company?
It depends on your tax band, how much profit you take out, your borrowing and your plans. Companies pay 19% to 25% corporation tax and deduct all their interest, but profit is taxed again as dividends when it is paid out. The personal or company tool shows both on your own figures.
When do I have to report Capital Gains Tax on a property sale?
Within 60 days of completion for UK residential property, if there is tax to pay. Non-UK residents must report every UK property sale within 60 days, even with no gain.
Want us to check the numbers?
Who owns the property, how it is funded and how profit comes out is often where the tax difference lies. Any work is quoted in writing before we start.