£12,000 Rental Income — Rent a Room 2025-26
£30,000 salary. Comparison: Rent a Room Scheme vs standard deductions.
Scheme vs standard deductions comparison
| Rent a Room Scheme | Standard rules (20% expenses) | |
|---|---|---|
| Gross rental income | £12,000 | £12,000 |
| Deduction | - £7,500 (RARS threshold) | - £2,400 (20% expenses) |
| Taxable amount | £4,500 | £9,600 |
| Tax at 20% (basic rate) | £900 | £1,920 |
| Tax at 40% (higher rate) | £1,800 | £3,840 |
| Net income (basic rate taxpayer) | £11,100 | £10,080 |
* Standard rules comparison assumes 20% allowable expenses. Actual expenses may vary.
Frequently asked questions
How much tax do I pay on £12,000 rental income?
Under the Rent a Room Scheme, tax applies only to the portion above £7,500. On £12,000 income, £4,500 is taxable. A basic rate (20%) taxpayer pays £900; a higher rate (40%) taxpayer pays £1,800.
Should I use the Rent a Room Scheme or standard deductions?
For £12,000 rental income on a £30,000 salary, the Rent a Room Scheme is better — it saves £1,020 compared to standard deductions (assuming 20% allowable expenses). If your actual expenses are very high, recalculate with your real costs.
Do I need to complete Self Assessment?
Yes — income above £7,500 must be declared on a Self Assessment return. Register with HMRC if you haven't already, and file your return by 31 January (online).