Tax year 2026‑27
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Buy-to-Let Tax Calculator 2026-27

Calculate exactly how much income tax you pay on rental income as a UK landlord. Select your rental income level and employment salary to see your net rental profit after tax.

How buy-to-let tax works in 2026-27

Taxable amount
Rental income minus expenses
Profit added to total income
Tax rates
20%, 40% or 45%
At your marginal income tax rate
Mortgage interest
20% tax credit only
Full deduction no longer allowed
National Insurance
Not applicable
NI does not apply to rental income

£6,000 rental income, tax by salary level

Salary Rental profit Tax on rental Net rental profit Effective rate
No salary £5,100 -£0 £5,100 0.0% Details →
£20,000 £5,100 -£1,020 £4,080 20.0% Details →
£30,000 £5,100 -£1,020 £4,080 20.0% Details →
£40,000 £5,100 -£1,020 £4,080 20.0% Details →
£50,000 £5,100 -£1,986 £3,114 38.9% Details →
£60,000 £5,100 -£2,040 £3,060 40.0% Details →
£80,000 £5,100 -£2,040 £3,060 40.0% Details →

£9,000 rental income, tax by salary level

Salary Rental profit Tax on rental Net rental profit Effective rate
No salary £7,650 -£0 £7,650 0.0% Details →
£20,000 £7,650 -£1,530 £6,120 20.0% Details →
£30,000 £7,650 -£1,530 £6,120 20.0% Details →
£40,000 £7,650 -£1,530 £6,120 20.0% Details →
£50,000 £7,650 -£3,006 £4,644 39.3% Details →
£60,000 £7,650 -£3,060 £4,590 40.0% Details →
£80,000 £7,650 -£3,060 £4,590 40.0% Details →

£12,000 rental income, tax by salary level

Salary Rental profit Tax on rental Net rental profit Effective rate
No salary £10,200 -£0 £10,200 0.0% Details →
£20,000 £10,200 -£2,040 £8,160 20.0% Details →
£30,000 £10,200 -£2,040 £8,160 20.0% Details →
£40,000 £10,200 -£2,040 £8,160 20.0% Details →
£50,000 £10,200 -£4,026 £6,174 39.5% Details →
£60,000 £10,200 -£4,080 £6,120 40.0% Details →
£80,000 £10,200 -£4,080 £6,120 40.0% Details →

£15,000 rental income, tax by salary level

Salary Rental profit Tax on rental Net rental profit Effective rate
No salary £12,750 -£36 £12,714 0.3% Details →
£20,000 £12,750 -£2,550 £10,200 20.0% Details →
£30,000 £12,750 -£2,550 £10,200 20.0% Details →
£40,000 £12,750 -£3,046 £9,704 23.9% Details →
£50,000 £12,750 -£5,046 £7,704 39.6% Details →
£60,000 £12,750 -£5,100 £7,650 40.0% Details →
£80,000 £12,750 -£5,100 £7,650 40.0% Details →

£18,000 rental income, tax by salary level

Salary Rental profit Tax on rental Net rental profit Effective rate
No salary £15,300 -£546 £14,754 3.6% Details →
£20,000 £15,300 -£3,060 £12,240 20.0% Details →
£30,000 £15,300 -£3,060 £12,240 20.0% Details →
£40,000 £15,300 -£4,066 £11,234 26.6% Details →
£50,000 £15,300 -£6,066 £9,234 39.6% Details →
£60,000 £15,300 -£6,120 £9,180 40.0% Details →
£80,000 £15,300 -£6,120 £9,180 40.0% Details →

£20,000 rental income, tax by salary level

Salary Rental profit Tax on rental Net rental profit Effective rate
No salary £17,000 -£886 £16,114 5.2% Details →
£20,000 £17,000 -£3,400 £13,600 20.0% Details →
£30,000 £17,000 -£3,400 £13,600 20.0% Details →
£40,000 £17,000 -£4,746 £12,254 27.9% Details →
£50,000 £17,000 -£6,746 £10,254 39.7% Details →
£60,000 £17,000 -£6,800 £10,200 40.0% Details →
£80,000 £17,000 -£6,800 £10,200 40.0% Details →

£24,000 rental income, tax by salary level

Salary Rental profit Tax on rental Net rental profit Effective rate
No salary £20,400 -£1,566 £18,834 7.7% Details →
£20,000 £20,400 -£4,080 £16,320 20.0% Details →
£30,000 £20,400 -£4,106 £16,294 20.1% Details →
£40,000 £20,400 -£6,106 £14,294 29.9% Details →
£50,000 £20,400 -£8,106 £12,294 39.7% Details →
£60,000 £20,400 -£8,160 £12,240 40.0% Details →
£80,000 £20,400 -£8,240 £12,160 40.4% Details →

£30,000 rental income, tax by salary level

Salary Rental profit Tax on rental Net rental profit Effective rate
No salary £25,500 -£2,586 £22,914 10.1% Details →
£20,000 £25,500 -£5,100 £20,400 20.0% Details →
£30,000 £25,500 -£6,146 £19,354 24.1% Details →
£40,000 £25,500 -£8,146 £17,354 31.9% Details →
£50,000 £25,500 -£10,146 £15,354 39.8% Details →
£60,000 £25,500 -£10,200 £15,300 40.0% Details →
£80,000 £25,500 -£11,300 £14,200 44.3% Details →

£36,000 rental income, tax by salary level

Salary Rental profit Tax on rental Net rental profit Effective rate
No salary £30,600 -£3,606 £26,994 11.8% Details →
£20,000 £30,600 -£6,186 £24,414 20.2% Details →
£30,000 £30,600 -£8,186 £22,414 26.8% Details →
£40,000 £30,600 -£10,186 £20,414 33.3% Details →
£50,000 £30,600 -£12,186 £18,414 39.8% Details →
£60,000 £30,600 -£12,240 £18,360 40.0% Details →
£80,000 £30,600 -£14,360 £16,240 46.9% Details →

£48,000 rental income, tax by salary level

Salary Rental profit Tax on rental Net rental profit Effective rate
No salary £40,800 -£5,646 £35,154 13.8% Details →
£20,000 £40,800 -£10,266 £30,534 25.2% Details →
£30,000 £40,800 -£12,266 £28,534 30.1% Details →
£40,000 £40,800 -£14,266 £26,534 35.0% Details →
£50,000 £40,800 -£16,266 £24,534 39.9% Details →
£60,000 £40,800 -£16,480 £24,320 40.4% Details →
£80,000 £40,800 -£20,480 £20,320 50.2% Details →

£60,000 rental income, tax by salary level

Salary Rental profit Tax on rental Net rental profit Effective rate
No salary £51,000 -£7,832 £43,168 15.4% Details →
£20,000 £51,000 -£14,346 £36,654 28.1% Details →
£30,000 £51,000 -£16,346 £34,654 32.0% Details →
£40,000 £51,000 -£18,346 £32,654 36.0% Details →
£50,000 £51,000 -£20,546 £30,454 40.3% Details →
£60,000 £51,000 -£22,600 £28,400 44.3% Details →
£80,000 £51,000 -£25,721 £25,279 50.4% Details →

How is buy-to-let rental income taxed in 2026-27?

As a UK landlord, your rental profit (gross rent minus allowable expenses) is added to your total income and taxed at your marginal income tax rate. Basic rate taxpayers pay 20%, higher rate taxpayers pay 40%, and those with very high combined incomes may pay 45% Additional Rate. There is no National Insurance on rental income.

Since April 2020, mortgage interest is no longer deductible directly from rental profit. Instead, landlords receive a 20% tax credit on their mortgage interest payments. This change particularly affected higher-rate taxpayers: previously they saved 40p per £1 of interest; now they save only 20p.

All landlords with gross rental income above £2,500 per year (after expenses) must register for Self Assessment and file an annual tax return. Penalties apply for late registration and filing.

Frequently asked questions

How is rental income taxed in the UK?

Rental profit (income minus allowable expenses) is added to your other income and taxed at your marginal rate. Basic rate taxpayers pay 20%, higher rate 40%. Mortgage interest qualifies for a 20% tax credit. You must file Self Assessment if gross rental income exceeds £2,500 after expenses.

What expenses can I deduct from rental income?

Allowable expenses include letting agent fees, repairs and maintenance, landlord insurance, council tax (if paid by landlord), accountancy fees, and travel to the property. Capital improvements are not deductible but may reduce Capital Gains Tax when you sell.

Do I pay National Insurance on rental income?

No. Rental income is not subject to National Insurance. NI only applies to earned income from employment or self-employment. This is one reason buy-to-let can be more tax-efficient than additional employment income at higher income levels.

Related calculators:

Capital Gains Tax on property Stamp Duty Calculator Rent a Room Scheme Self Assessment Guide Savings Interest Tax Inheritance Tax (IHT)