Buy-to-Let Calculator UK — Is Your Investment Profitable?
Calculate rental yield tax implications and net profit for buy-to-let property investments in the UK. Factor in mortgage costs stamp duty and running expenses.
Buy-to-let investment in the UK has changed significantly with tax reforms reducing profitability for higher-rate taxpayers. Mortgage interest is no longer deductible as an expense but instead receives a 20% tax credit. Additional properties attract a 3% stamp duty surcharge. Despite these changes rental property remains popular with gross yields of 5-8% in northern cities and strong long-term capital appreciation potential.
Calculate Now
Key Information
| Parameter | Details |
|---|---|
| Average UK Rental Yield | 5.2% gross (2026) |
| Additional Stamp Duty Surcharge | 3% on entire purchase price |
| Mortgage Interest Relief | 20% tax credit only (not deductible) |
| Capital Gains Tax (BTL) | 18% or 28% (higher rate) |
Analyze your rental investment
Get accurate results instantly — 100% free, no signup required
Use Calculator NowFrequently Asked Questions
What is a good rental yield UK?
Gross yield above 5% is generally considered acceptable with 7%+ being strong. Northern cities like Liverpool (7-8%) Manchester (6-7%) and Leeds (5-6%) offer higher yields than London (3-4%). However London offers stronger capital growth. Net yield after mortgage costs management fees insurance and maintenance is typically 2-3% lower than gross yield.
How does tax work on rental income UK?
Rental income is added to your other income and taxed at your marginal rate (20% 40% or 45%). You can deduct allowable expenses: letting agent fees insurance repairs (not improvements) ground rent service charges and council tax (if you pay it). Mortgage interest is no longer deductible but you receive a 20% tax credit on interest payments which disadvantages higher-rate taxpayers.
Is buy-to-let still worth it in 2026?
Buy-to-let can still be profitable especially for basic-rate taxpayers investing in high-yield areas with strong rental demand. The key is buying below market value ensuring rental income covers all costs with margin and holding long-term for capital appreciation. Many investors now use limited company structures for tax efficiency as companies can still deduct full mortgage interest as an expense.
Related Calculators
Last updated: 24 March 2026