Property Tax Calculators

Five: a Section 24 calculator for the tax on mortgaged rental income, an incorporation calculator comparing personal and company ownership, a property capital gains tax calculator for sales, an SDLT calculator for purchases, and a landlord inheritance tax calculator for your estate. Each explains its assumptions so you can see what it covers and what it doesn't.

It estimates how much income tax you pay on your rental profits now that mortgage interest isn't deducted from rent but given as a basic-rate tax reduction. You enter your rent, interest, costs and other income, and it works out your own position, including the effect on your personal allowance, so you can see how much the restriction costs you. It's a quick way to judge whether a closer look is worthwhile.

It compares keeping a portfolio in your own name with holding it in a limited company, comparing the annual tax on rental profits with corporation tax, assuming profits stay in the company. It also estimates the one-off costs of moving properties into a company, such as capital gains tax and SDLT. It's a starting point for a conversation, not a decision on its own.

It estimates the capital gains tax on selling a residential property: the gain after purchase costs, improvements and selling costs, the annual exempt amount, and tax at the residential rates. It also reminds you of the 60-day deadline to report and pay after completion. It doesn't calculate private residence relief for a former home in detail.

It works out stamp duty land tax on a residential purchase in England or Northern Ireland, including the 5% higher-rates surcharge for additional dwellings and the 2% surcharge for non-resident buyers. It's useful for checking the cost of your next purchase. It doesn't cover Scotland's land and buildings transaction tax or Wales's land transaction tax.

It gives a rough estimate of the inheritance tax that could be due on an estate that includes a property portfolio, taking account of the nil-rate band, the residence nil-rate band where a home passes to direct descendants, and debts. It helps show the scale of the issue. It doesn't model gifts, trusts or reliefs in detail.

Yes. The calculators are free, with no sign-up and no need to give your name or email address. There's no obligation to contact us afterwards, though we're happy to talk through your results. You can use them as often as you like and share the link with your partner, broker or accountant.

No. The calculators run in your browser, and the numbers you enter aren't stored or sent to us. If you accept analytics cookies, we record only that a calculator was used, not what you entered. Results aren't saved, so note down anything you want to keep. That way your figures stay private to you.

They're estimates based on simplified assumptions and the figures you enter. Real tax bills depend on your whole income, other gains, allowances, reliefs, ownership shares and the timing of transactions, which a calculator can't fully capture. Use the results to understand the scale of an issue, then have your position reviewed before acting.

They use the rates and allowances for the 2026/27 tax year, and each calculator page shows when it was last reviewed. Where announced changes are coming, such as the separate property income rates from April 2027, the calculator explains whether they're included. Check the review date before relying on a result.

No. It shows how the annual tax compares under each structure, which is only part of the decision. Whether to incorporate also depends on the capital gains tax and SDLT on transfer, whether incorporation relief is available, refinancing costs, your plans for the profits and your long-term goals for the portfolio. Those need a proper review of your facts.

Because Section 24 can push your taxable income into a higher band, even though your real profit hasn't changed. Rent is taxed before mortgage interest is taken into account, so a higher-rate taxpayer pays 40% on income that's partly spent on interest, with only a 20% tax reduction back. Losing your personal allowance above £100,000 can add to the effect.

You can use them for joint ownership by entering your own share of the rent, costs, gain or value. Each owner is taxed on their own share, using their own allowances and tax band. Married couples and civil partners are usually taxed 50:50 on rent from jointly held property unless a valid Form 17 declaration is in place.

The incorporation calculator compares company ownership with personal ownership. The other calculators are mainly designed for individuals. A company pays corporation tax rather than income tax or capital gains tax, and its SDLT position can differ, so company figures need a separate look. We can model that on a call.

Partly. Capital gains tax and inheritance tax work the same way across the UK, so those calculators apply. The SDLT calculator covers England and Northern Ireland only. Scottish taxpayers have different income tax rates and bands, which the Section 24 and incorporation calculators may not reflect. An adviser can adjust for this.

Yes. Mortgage brokers, letting agents and accountants often use them to open a conversation with a landlord about Section 24 or buying through a company. If the results suggest planning is worthwhile, you can introduce the client to us and stay their adviser. No sign-up means they're quick to use in a meeting.

If the results suggest there's something to look at, talk to an adviser before acting. Don't transfer properties, set up a company or gift property to family on the strength of a calculator result, because the order of steps and the conditions for reliefs often decide the real cost. A short conversation first can avoid an expensive mistake.

Yes. Book a free first call and tell us which calculator you used and what it showed. Our team can explain what the result means for you, what it leaves out and whether there's planning worth doing. Any further work is on a fixed fee agreed upfront, and we respond the same working day.

We may, where a calculator would genuinely help landlords understand a decision. Ideas include tools for profit extraction from a property company and for comparing ownership splits between spouses. If there's a calculation you'd find useful, email taxadvisory@aswatax.co.uk and tell us about it. We review suggestions regularly and prioritise those that would help the most landlords.

Because you shouldn't have to hand over personal details to understand your own tax position. The calculators are there to help you think things through privately. If you'd like to talk about the results, you can choose to get in touch, but there's no catch and no follow-up unless you ask for it.