UKCalc analysis: first-time buyer relief stops entirely above £500,000, so £1 more on the price can cost £5,000 in stamp duty — the first-time buyer SDLT cliff.
Checking the underlying figures. See every property and stamp duty figure used across these calculators, each with its official source and the date UKCalc last checked it, on the 2026/27 rates and thresholds UKCalc uses.
Property Calculators
Crunch the numbers on your next property decision.
Buy-to-Let Calculator
Gross yield, net yield, monthly cash flow and ROI on deposit — from purchase price and monthly rent.
New 2026/27
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Rental Yield Calculator
Calculate gross and net rental yield on any property. See how your yield compares to UK averages.
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Shared Ownership Calculator
Your monthly mortgage, rent on unsold share and total monthly cost for any shared ownership percentage.
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Rent vs Buy Calculator
Compare total cost of renting against buying over any number of years. Includes equity and break-even analysis.
New 2026/27
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Stamp Duty Calculator
SDLT for home movers, first-time buyers and additional properties in England and Northern Ireland.
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Mortgage Calculator
Monthly repayments, total interest and amortisation schedule for any mortgage amount and rate.
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Mortgage Affordability Calculator
Estimate how much you can borrow based on your income, outgoings and deposit.
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Mortgage Overpayment Calculator
See how much interest and years you save by making regular mortgage overpayments.
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Capital Gains Tax Calculator
CGT on property disposal at 18% or 24%, with annual exempt amount and net gain calculation.
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Inheritance Tax Calculator
IHT liability on an estate including the nil-rate band and residence nil-rate band.
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2026/27 Key Property Figures
England rates — Scotland (LBTT) and Wales (LTT) differ.
| Item | Rate / Threshold | Notes |
|---|---|---|
| SDLT standard 0% band | Up to £125,000 | England & NI |
| SDLT first-time buyer 0% band | Up to £300,000 | Property must be ≤ £500,000 |
| Additional dwelling surcharge | +5% on each band | Buy-to-let and second homes |
| CGT on residential property | 18% / 24% | Basic / Higher rate taxpayer |
| CGT Annual Exempt Amount | £3,000 | Per person per tax year |
| 30-day CGT reporting window | 30 days post-completion | Residential property only |
| Property income allowance | £1,000 | No tax if rental income below this |
| Finance cost tax credit (Section 24) | 20% of finance costs | Not deductible as expense |
| Replacement of domestic items | Actual cost | Like-for-like only |
Beyond the calculators, UKCalc’s derived property and tax analysis works through where the published thresholds produce results buyers do not expect — such as the point at which first-time buyer relief stops entirely.
Property Guides
In-depth explainers on buying, letting and property tax.
Landlords
Tax on Rental Income UK: Complete Guide 2026/27
Allowable expenses, Section 24 finance cost restriction, self-assessment, CGT on disposal and worked examples.
Read guide →
Investors
Buy-to-Let Explained: Costs, Yields and Tax 2026/27
How buy-to-let mortgages work, what yields to expect, all the costs involved and the full tax treatment.
Read guide →
Buyers
How Shared Ownership Works: A Complete Guide
Eligibility, buying process, monthly costs, staircasing and what happens when you want to sell.
Read guide →
First-Time Buyers
First-Time Buyer Stamp Duty Relief 2026/27
What the relief is worth, who qualifies, joint purchase rules, and Scotland and Wales equivalents.
Read guide →
Mortgages
Mortgage in Principle Explained
What an AIP/MIP is, how to get one, whether it affects your credit score and why estate agents ask for it.
Read guide →
Mortgages
UK Mortgage Rates 2026 — Current Rates & Monthly Cost Impact
Current fixed and tracker rates by LTV, how rate changes affect monthly payments, and when to consider remortgaging.
Read guide →
Buyers
Stamp Duty Explained: SDLT Rates and Bands
How SDLT works in bands, who pays the surcharge and when you can claim a refund.
Read guide →
Landlords
Buy-to-Let Tax: What Every Landlord Needs to Know
Income tax, CGT, SDLT surcharge and Section 24 — all the tax obligations for UK landlords.
Read guide →
Property Tax
Capital Gains Tax on Property UK
CGT rates, allowances, Private Residence Relief, lettings relief and the 30-day reporting rule.
Read guide →
Mortgages
Fixed vs Variable Rate Mortgage
Which type of mortgage suits your circumstances and what to consider when remortgaging.
Read guide →
First-Time Buyers
First-Time Buyer Guide UK
Step-by-step guide to buying your first home — from saving your deposit to getting the keys.
Read guide →
Buyers
Shared Ownership: Is It Right for You?
A plain-English look at the pros, cons and key decision points of shared ownership.
Read guide →
Mortgages
Remortgaging Explained
When to remortgage, how to find a better deal and what costs are involved.
Read guide →
Property FAQs
Common questions about UK property buying, letting and tax.
A gross rental yield of 5–6% is generally considered solid. Cities like Manchester, Liverpool, Glasgow and Sheffield often see yields above 6%, while London prime areas may sit below 4%. Net yield — after insurance, maintenance, agent fees and void periods — is typically 1.5–2 percentage points lower than gross. Landlords should also factor in capital appreciation when assessing total return.
In England, first-time buyers pay 0% on the first £300,000 of the purchase price, and 5% on £300,001–£500,000. No relief is available for properties above £500,000 — standard rates apply. Every buyer in the transaction must be a genuine first-time buyer for the relief to apply. Scotland and Wales have their own land transaction taxes with different thresholds.
Most buy-to-let lenders require a minimum 25% deposit, though some specialist lenders accept 20%. The rental income must also typically cover 125–145% of the monthly mortgage payment (the "interest coverage ratio"). Rates are generally higher than residential mortgages, and many BTL products are interest-only.
No — not as an expense. Since April 2020, the Section 24 rules mean you cannot deduct mortgage interest from your rental income. Instead, you receive a 20% tax credit on your total finance costs. For basic rate taxpayers this has no net effect, but higher and additional rate taxpayers are worse off: they pay tax on income that includes their mortgage interest, then receive a 20% credit. This has made BTL significantly less attractive for higher rate taxpayers.
Shared ownership lets you buy a share of a property (usually 10–75%) from a housing association and pay subsidised rent on the remainder. It is aimed at people who cannot afford to buy outright. You need a household income below £80,000 (£90,000 in London), must be a first-time buyer or not currently own a home, and must demonstrate you cannot afford a suitable property on the open market. You can buy additional shares ("staircase") later, usually up to 100%.
Capital gains on residential property are taxed at 18% (basic rate taxpayer) or 24% (higher/additional rate taxpayer) in 2026/27. Each individual has a £3,000 annual exempt amount. Your gain is the sale price minus purchase price minus allowable costs (legal fees, surveys, capital improvements). If the property was ever your main home, you may qualify for Private Residence Relief for the period you lived there. You must report and pay the CGT within 30 days of completion.