Free tool · official data · every figure sourced
Personal name or limited company?
Model a UK buy-to-let before you buy.
A 10-year returns model for UK rental property, built on HM Land Registry prices, ONS rents and current HMRC rates. It's aimed at investors in the UK and abroad. Change any assumption and see which ownership structure comes out ahead, in pounds and in your own currency.
Cash back to you, cumulative
Buying the property
Year by year
Where the numbers work
Every UK region at its official average price and rent, with growth set to its own last 10 years. Your mortgage, cost and tax settings from the model above are applied. Click a row to load it into the model.
Regional averages mix all property types, so treat these as a starting point for comparing regions, not a valuation of any single property.
How the model works
Personal ownership
- Rental profit is taxed at your band: 20/40/45% in 2026/27, then the new property rates of 22/42/47% from April 2027.
- Mortgage interest isn't deductible. You get a tax credit of 20% of it (22% from April 2027) instead.
- On sale, capital gains tax is 18% (within the basic band) or 24%, after the £3,000 allowance. Stamp duty and buying and selling costs reduce the gain.
Limited company
- Mortgage interest is a normal business cost. Profits pay corporation tax: 19% up to £50k, 25% above £250k, with marginal relief in between. Losses carry forward.
- Your deposit and costs are lent to the company as a director's loan. Repaying that loan is tax-free, and anything beyond it is paid as dividends.
- Dividend tax from April 2026: 10.75%, 35.75% or 39.35% after the £500 allowance. The gain on sale is taxed in the company first, then again as a dividend when paid out.
- "Kept inside" shows the company's value before you pay yourself, which is the relevant figure if you plan to reinvest in more property.
Buying taxes
- England and Northern Ireland: SDLT bands plus the 5% surcharge for additional homes and companies, plus 2% if you live outside the UK.
- Wales: Land Transaction Tax higher rates. Scotland: LBTT plus the 8% Additional Dwelling Supplement.
- This assumes you already own a home, and that a company claims relief from the 17% SDLT rate because the property is let out.
Not modelled
- Tax in your country of residence, double-tax treaties or the Non-Resident Landlord Scheme mechanics.
- Your other income. The band you choose is applied to all rental income and dividends, except that basic-rate dividends and gains spill into the higher rate once the basic band is used.
- Refinancing, capital repayment, ATED filings, mortgage product fees and Scottish or Welsh income tax variations.