What taxes do landlords pay?
Landlords may be liable for income tax on rental earnings, capital gains tax on property sales, and other applicable taxes depending on their location and situation
Bear in mind, this guide is meant as a general overview of the current tax landscape. For further, more in-depth personal tax advice tailored to your specific requirements and circumstances, make sure you seek professional advice from a tax specialist.
Everyone in the UK pays tax when they buy a property over a certain price (commonly known as ‘stamp duty’), but if a property isn’t your primary residence and you let it out, you are also liable to taxation on:
the rental profits (income tax)
any increase in the value over the time that you own the property (capital gains tax)
Let’s take a look at those three types of taxation in more detail.
When you buy any residential property in the UK over a certain value, you have to pay a purchase tax. Although different parts of the UK have different systems, they all work in a similar way to income tax, with ‘bands’ set for various portions of the property value and the rate of taxation increasing with each band.
The key thing for landlords to know is that there’s then an additional rate that applies if you’re buying a residential property for more than £40,000 and you already own one (or more) – i.e. this additional rate applies to the full price you pay for buy to lets and second homes.
England and Northern Ireland: Stamp Duty Land Tax (SDLT)If you buy a home for yourself in England or Northern Ireland, you don’t pay any tax on the first £125,000 of the purchase price.
The higher zero-rate threshold of £250,000, which was in effect from 23 September 2022, dropped back to its former level of £125,000 from 1 April 2025.
However, if it’s a buy to let or second home worth more than £40,000, you pay an additional five per cent and it’s important to note that this applies to the whole amount – there is no ‘zero’ band for additional properties.
See the government website for full details.
Example:
If you were to buy an investment property for £300,000 in the 2025-25 tax year, the SDLT calculation would be:
The first £125,000 x five per cent £6,250
The next £125,000 x seven per cent £8,750
The final £50,000 x ten per cent £5,000
Total tax due: £20,000 (versus £5,000 if it were your own home, or zero for first time buyers)
You must send a SDLT return to HMRC and pay the tax due within 14 days of completing the purchase.
Generally speaking, your solicitor or conveyancer will do this on your behalf and add the stamp duty charge to their total bill, but do check with them that they are doing the paperwork and paying it on your behalf.
Note: Although this additional rate is an extra ‘up-front’ cost for landlords, you can offset the entire amount of stamp duty against your capital gains when you come to sell or dispose of the property.
Wales: Land Transaction Tax (LTT) In Wales, there is also a higher rate for investment properties and second homes. As in England, this additional rate applies to the whole purchase price if the property is worth over £40,000, and all LTT due must be paid within 30 days of completion.
On 10 December 2024, the Welsh Government announced that the higher rate would be raised by 1%, effective from 11 December. The current rates are:
For full information, visit the Welsh Government website.
Scotland: Land and Buildings Transaction Tax (LBTT) In Scotland, an Additional Dwelling Supplement is charged at eight per cent of the total purchase price. This was increased from six per cent in the Government’s 2025-26 Scottish Budget and applied to all contracts entered into from 5 December 2024.
The return must be lodged and payment made within 30 days of completion, which can be done via the Revenue Scotland online portal.
Full information on LBTT is available on the Scottish Government website.
How tax on rental income is calculatedIf your annual rental profit is above £2,500 or your rental income before allowable expenses is greater than £10,000, you must complete a self assessment tax return. If you earned less than £2,500, you can check whether you need to complete a tax return using this online tool.
Your profits from property will then be added to any other earnings to give an overall personal income, on which you then pay income tax at the applicable rate.
The expenses you are and aren’t allowed to claim for are complex and are covered in the next section.
For the 2024/25 tax year in England and Wales, you’ll be taxed at 20% on earnings falling between the personal allowance of £12,570 and basic rate upper threshold of £50,270, and 40% on any amount between that and £125,140. Earnings over £125,240 will be taxed at 45% and you do not get a personal allowance in this highest-rate band.
These thresholds are currently frozen until April 2028.
If they change, it’s likely to happen at a budget, so do check the government website for the latest updates.
You may also have to pay National Insurance, but this can be quite a complex issue, so it’s best to speak to a professional to check your obligations. 'Class 4' NI contributions paid on self-employed profits of between £12,570 and £50,270, dropped from nine per cent to six per cent from 6 April 2024.
In Scotland, the personal allowance is the same as in England and Wales, but the banding thereafter is more complex and has been revised for 2024/25:
*Assumes individuals are in receipt of the standard Personal Allowance.
**Those earning more than £100,000 will see their Personal Allowance reduced by £1 for every £2 earned over £100,000.
Even if you never directly receive the rental income from your property yourself – e.g. if you have a property manager who collects the rent and keeps it in return for their work – you need to declare it on your self assessment tax return, indicating where the money ends up.
This is to avoid tax mismatches and ensure that the person who benefits from owning a property pays the tax. Some higher-rate tax payers will attempt to hide their income and reduce their tax bills by passing off someone else – often a basic rate taxpayer – as the person who benefits from the income.
Please be aware that misrepresenting your tax situation by hiding where the money goes is tax evasion and illegal.
To minimise your tax liability legally, consult a property tax specialist, who can help you structure your investments and earnings in the most appropriate and tax-efficient way.
If you are letting a room in your own property, you can earn up to £7,500 tax free per year under the ‘Rent a Room Scheme’.
However, it is worth checking whether it’s better to use this system or deduct business letting expenses from the rent including insurance, maintenance, repairs (but not improvements) and utility bills, although there will be a private use restriction for general home expenses.
You may also be subject to capital gains tax when you sell your home.
Visit the GOV.UK site for more information on renting a room
Many landlords have several properties. When this is the case, tax liabilities are considered much the same as when running any other business.
For self assessment, the important thing to note if you have different types of rental, is that income from furnished holiday lets should be reported as a separate figure, as it’s classed as a ‘trade’ and some different tax rules apply.
UK rental properties, rents and expenses should also be accounted for separately from any overseas rentals let on a long lease.
Holiday homes outside the EEA fall into the overseas rental category.
If you’re completing a paper tax return, the deadline is 31 October each year.
Online submissions can be made until midnight on 31 January for the previous year’s return.
For much more information on how to file your return and make payments, see our article, ‘Tax deadline on 31 January: what landlords need to know’.
You should already be aware that the Government intends to move everyone over to a new online-only tax filing system through its Making Tax Digital (MTD) plan.
The most recent update was made in January 2024 to the information that need to be provided – see the latest notes for reporting property income and profits on GOV.UK.
MTD requires individuals and businesses to submit quarterly returns to HMRC via MTD compatible software and it will apply to self-employed individuals and landlords with annual business or property income of:
more than £50,000 from 6 April 2026
between £30,000 and £50,000 from April 2027
If your income is under £30,000, you will not be mandated to use the scheme until a review into how it can be shaped to meet the needs of smaller businesses has been completed.
If you own property jointly – for example as a married couple – then you can each earn up to the minimum threshold (including any other income) before you need to use MTD.
You can sign up voluntarily now, so it’s worth looking into exactly what’s required now and discussing it with a property tax expert so you can make sure you have the most appropriate software ahead of the requirement coming into force.
Yes
No
Yes, I’m familiar with the tax bands and thresholds
No, I need more clarification on the tax process for rental income
