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🏠 Let Property Tax Calculator

How much tax will you pay on your rental income?

Calculate your landlord tax bill for 2025/26 — including the Section 24 mortgage interest restriction that catches out thousands of landlords every year.

📅 2025/26 ⚠ Section 24 Mortgage Restriction 📈 All Tax Bands 🇦🇬 England, Wales & NI
£0Rental Income
£0Taxable Profit
£0Tax Due
0%Effective Rate
£0Net Rental Income
Calculator

Rental Income Tax Calculator 2025/26

Enter your rental income, allowable expenses and mortgage interest. Since April 2020, landlords can no longer deduct mortgage interest directly — instead you receive a 20% tax credit. This catches many landlords off guard.

🏠 Property & Income Details
Income
£
Total rent received across all properties
£
Used to determine which tax band your rental profit falls into
Allowable Expenses
£
£
Repairs only — not improvements or capital expenditure
£
£
£
Accountancy, stationery, phone (apportioned), etc.
Mortgage Interest (Section 24)
£
Interest only — not capital repayments

⚠ Section 24 applies to you. You can no longer deduct your mortgage interest from rental income. Instead you get a 20% tax credit on the interest paid. If you're a higher or additional rate taxpayer, this costs you significantly more than the old rules.

Tax & Location

Tax Breakdown

2025/26 — Section 24 rules applied

Gross Rental Income
Total rent received
£0
Less: Allowable Expenses
Agent fees, repairs, insurance etc.
−£0
Net Rental Profit
Taxable at your marginal rate
£0
Other Income
Determines your tax band
£0
Total Income Tax on Rental
At marginal rate
£0
Less: Section 24 Tax Credit
20% of mortgage interest paid
−£0
Net Tax Due on Rental
Effective rate on gross income
£0

Your Net Position

What you actually keep after tax

Rental Income
£0
Less: All Expenses
Including mortgage interest
−£0
Less: Tax Due
−£0
Net Cash After Tax
≈ £0/month
£0

⚠ Section 24 Impact — Old Rules vs New Rules

See exactly how much the mortgage interest restriction costs you compared to pre-2017 rules

❌ Old Rules (pre-April 2017)

Rental Income£0
Less: Expenses−£0
Less: Mortgage Interest−£0
Taxable Profit£0
Tax Rate—
Tax Due£0

✅ Current Rules (Section 24)

Rental Income£0
Less: Expenses (no interest)−£0
Taxable Profit£0
Tax Rate—
Tax Before Credit£0
Less: 20% Tax Credit−£0
Tax Due£0
Extra tax paid due to Section 24: £0

Paying more tax than you should as a landlord?

Section 24 has dramatically changed the maths for many landlords. HOMF can review your portfolio structure and explore whether incorporation could reduce your tax bill.

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⚠️ This calculator covers rental income tax for individual landlords in England, Wales and Northern Ireland for 2025/26. It does not cover furnished holiday lets, rent-a-room relief, properties held in a limited company, or non-resident landlords. The Section 24 tax credit is restricted so it cannot reduce your tax below zero. Figures are estimates — always consult a qualified tax adviser before making decisions about your property portfolio.