Furnished holiday let tax calculator (UK, 2025/26)

Enter your rental income, allowable expenses and your other taxable income, and see the income tax your holiday let adds, your take-home and the effective rate. It all runs in your browser, nothing is uploaded.

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Furnished holiday let tax calculator

Opens in a focused, full-screen workspace. Nothing is uploaded or stored.

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How it works

Three minutes, start to finish.

This free UK holiday let tax calculator estimates the income tax on your furnished holiday let or Airbnb profit for the 2025/26 tax year. It works from your own figures: your annual rental income, your allowable expenses, and your other taxable income such as a salary. From those it works out your taxable rental profit, the extra income tax the let adds on top of your other income, your take-home from the let and the effective rate, then flags whether your rental income crosses the £90,000 VAT registration threshold. Important context: the furnished holiday lettings (FHL) tax regime was abolished from April 2025, so holiday-let income is now taxed as ordinary UK property income, with no special FHL allowances or capital gains tax reliefs. Everything runs in your browser, so nothing you type is uploaded, stored or logged.

01 Enter your rental income & expenses Add the total annual income from your holiday let and your allowable expenses (cleaning, agency fees, insurance, repairs). Your taxable profit is income minus expenses, never below zero.
02 Add your other taxable income Add your other taxable income for the year, such as a salary or pension, before tax. This decides which tax bands your rental profit falls into, since the profit sits on top of your other income.
03 Read the tax on your let See the taxable profit, the income tax the let adds, your take-home from the let and the effective rate, all updating live using the 2025/26 England, Wales and Northern Ireland bands.
04 Save or print it Your figures save in this browser so you can return to them, and you can download a tidy one-page summary as a PDF to keep or take to your accountant.

Why hosts use it

Made to be quietly useful.

Reflects the post-April-2025 rules: holiday-let profit is now taxed as ordinary property income, with no special FHL allowances assumed.
Stacks your rental profit on top of your other income, so the tax lands in the right bands rather than guessing a flat rate.
Shows the figures that matter: taxable profit, tax on the let, your take-home and the effective rate.
Flags the £90,000 VAT registration threshold, which often applies to serviced and holiday accommodation.
Free with no signup, and private, your figures never leave your browser.

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Good to know

Questions, answered

Was the furnished holiday let (FHL) tax regime abolished?

Yes. From April 2025 the FHL regime was abolished, so furnished holiday lets no longer get the old special treatment. Holiday-let income is now taxed as ordinary UK property income, with no separate FHL allowances and no FHL capital gains tax reliefs. This calculator uses the new, ordinary property income rules.

How is my holiday let income taxed now?

Your taxable rental profit is your rental income minus your allowable expenses. That profit is added on top of your other taxable income (such as a salary) and taxed at your marginal income tax rate. This tool stacks the profit on your other income so it lands in the correct 2025/26 bands.

Which tax rates does this calculator use?

It uses the 2025/26 England, Wales and Northern Ireland income tax bands: a £12,570 personal allowance (tapered away between £100,000 and £125,140 of total income), 20% basic rate to £50,270, 40% higher rate to £125,140, and 45% above. Scotland has different bands, so the figures will not match there.

What counts as an allowable expense?

Broadly, the running costs of letting the property: cleaning, letting-agency or platform fees, insurance, utilities you pay, repairs and maintenance, and so on. Mortgage interest is now relieved at the basic rate as a tax credit rather than a full deduction, which this simple tool does not model, so check the detail with an accountant.

When do I need to register for VAT?

If your taxable turnover, which for serviced or holiday accommodation usually includes your rental income, goes over the £90,000 VAT registration threshold in any rolling 12-month period, you generally must register for VAT. The calculator flags when your rental income crosses that line so you can look into it.

Is this tax advice?

No. This is an estimate using 2025/26 England, Wales and Northern Ireland rates, not tax advice. It does not model every relief, mortgage-interest credits, Scottish bands, the high-income child benefit charge or other personal circumstances. Always check with an accountant before relying on a figure.

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