🇬🇧 UK Property Calculators 2026
Free, professional-grade property calculators built specifically for UK buyers, landlords and investors. All updated for April 2025 stamp duty changes, current mortgage rates and Section 24 tax rules.
UK Property Tools
Stamp Duty Calculator
England SDLT, Scotland LBTT and Wales LTT. First-time buyer relief, BTL 5% surcharge. Updated for April 2025.
Calculate SDLT →Mortgage Affordability
How much can you borrow? UK income multiples (4x–5x), stress test at +3%, and joint application support.
Check Affordability →Mortgage Repayment
Monthly payments, total interest, amortisation schedule. See exactly how much overpaying saves you.
Calculate Payments →Buy-to-Let ROI Calculator
Full investment analysis with Section 24 tax impact. Gross yield, net yield, cash flow, 10-year equity projection.
Analyse Investment →Rental Yield Calculator
Gross and net yield with UK city benchmarks. Compare Manchester, Liverpool, Leeds, Birmingham, London.
Calculate Yield →Rent vs Buy
Is it better to rent or buy in your area? Find your personal break-even point and 25-year wealth comparison.
Compare Now →| Band | Standard | FTB |
|---|---|---|
| Up to £125k | 0% | 0% |
| £125k–£250k | 2% | 0% |
| £250k–£300k | 5% | 0% |
| £300k–£500k | 5% | 5% |
| £500k–£925k | 5% | 5%* |
| £925k–£1.5m | 10% | 10% |
| Over £1.5m | 12% | 12% |
*Over £500k: FTB relief lost, standard rates apply. BTL/2nd homes +5% surcharge.
| Product | Typical Rate |
|---|---|
| 2-year fixed | 4.50–5.00% |
| 5-year fixed | 4.25–4.75% |
| 10-year fixed | 4.50–5.25% |
| BTL fixed | 4.75–5.50% |
| Tracker | 4.75–5.50% |
Bank of England base rate: 4.25% (May 2026). Rates vary by LTV and lender.
Since April 2020, individual landlords can no longer deduct mortgage interest as a business expense.
- Basic rate (20%): minimal impact
- Higher rate (40%): significant cost
- Additional rate (45%): severe impact
- Ltd company: not affected by S24
Use our BTL Calculator to model your exact S24 impact.
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UK Property Market 2026: What You Need to Know
The UK property market has seen significant regulatory changes in recent years that affect both buyers and investors. Here's a quick summary of the key facts for 2026.
Stamp Duty: April 2025 Changes
The temporary stamp duty thresholds introduced during COVID-19 ended on 1 April 2025. The nil-rate band reverted from £250,000 to £125,000, and first-time buyer relief reduced from £425,000 to £300,000. This added thousands to the cost of purchasing a home for many buyers.
BTL Surcharge Increase (October 2024)
The buy-to-let stamp duty surcharge increased from 3% to 5% in the October 2024 Autumn Budget — the highest it has ever been. A landlord buying a £300,000 property now pays £15,000 in SDLT surcharge alone.
Renters' Reform 2025
The Renters' Rights Act (2025) abolished Section 21 "no-fault" evictions. Landlords can still evict tenants for legitimate reasons but must follow the new statutory grounds. This has led some landlords to exit the sector, reducing supply and pushing rents higher in many areas.