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PROPERTY WORKSPACE / LETLOGIQ

Limited company buy-to-let calculator & ownership comparison

Estimate cash retained in a property company after corporation tax. Compare it with personal ownership below, keeping the property assumptions consistent and the tax boundaries visible.

2026–27 tax basis
Start calculation ↓Read the guide ↓

Your investment

Illustrative starting inputs

Start here: enter your details
4 stages below. Scroll the fields, then choose Next.

The property basics

Start with the purchase price and a realistic rent.

For context; bedroom count does not predict rent.
£
£
Count residential property worldwide, including applicable spouse / joint-owner interests. Companies use higher rates.
One property let to a single household. First-time buyer relief is not applied to an investment letting.
Tab 1 of 4
Values update your estimate as you type.
Monthly post-tax cash retained in companyLetLogi
£283/ month

£3,399 a year after running costs, mortgage payments and estimated tax.

Pre-tax cash / month£350
Corporation tax / month£66
Post-tax cash / month£283

Both cash figures are after running costs and mortgage interest only. No capital repayment is deducted. The post-tax figure also deducts estimated tax. Displayed amounts are rounded independently.

FULL-YEAR OPERATING ESTIMATEBefore personal extraction tax
Cash-on-cash ROI
4.57%Annual post-tax cash ÷ upfront cash
Upfront cash needed£74,295Includes setup costs & cash reserve
Gross yield · pre-tax7.20%Full rent ÷ purchase price
Net yield · pre-tax, pre-finance5.85%After voids & costs; before finance / tax
LetLogi
YOUR INVESTMENT, REFINED

Start with the pressure points

Change an input. See what improves — and what gives.

34.2OUT OF 100
Rules-based summary

Yield: Your 7.20% gross yield is 0.24 percentage points above the 6.96% overall buy-to-let lender-sample average. Your net yield is 5.85% before finance and tax.

Your money at work: For every £1,000 of upfront cash invested, this property generates approximately £56 a year before tax, after running costs and mortgage payments.

Cash payback: 21 years 11 months under the projection below.

Paragon Bank · Q1 2026 gross yields. Lender sample, not a local market valuation. Standard BTL uses the overall sample, including specialist properties; HMO uses the HMO sample. Gross yield is before costs, finance and tax. Benchmark checked 11 September 2026; not live data.

This scenario leaves £283 a month after tax and mortgage payments. Under your combined custom stress, post-tax monthly cash is -£16. Confirm 16 cost allowances before relying on the score. Company cash is before any personal extraction tax.

Expand score breakdown & comparisonsCollapse score breakdown & comparisons
Compared with your saved point (Standard BTL · company)+0.0 points
Post-tax cash £0 / month changeUpfront cash £0 change
Net operating yield18.3 / 25+0.0
x
0% → 0 points; 8% or more → 25.
Post-tax cash return11.4 / 25+0.0
x
0% ROI → 0 points; 10% or more → 25.
Combined stress resilience0.0 / 25+0.0
x
Fixed rent −10% / rate +2pp: no surplus → 0; surplus ≥20% of base rent collected → 25.
Borrowing headroom4.5 / 15+0.0
x
90% loan-to-value → 0; 40% or less → 15.
Allowance confirmation0.0 / 10+0.0
x
Share of optional cost fields explicitly entered × 10.
Try a what-if

Temporary assumptions to explore, not suggested rents or offers.

0% of cost allowances entered16 still use planning estimates
How this assessment works

Points update in 0.1-point increments. Financial factors use the same thresholds for both strategies. Scoring always tests rent −10% and interest +2 percentage points (cash purchases have no rate shock), regardless of the custom stress settings below.

Saved comparison inputs last for this page session. Entering an allowance confirms only that you supplied it, not that it is accurate. Location, tenant demand, property condition and legal eligibility are not scored. This is a planning rubric, not a guarantee.

RECOUP YOUR UPFRONT CASH
LetLogi

Post-tax cash payback

%
Applied from year 2. Enter 0 for unchanged rents; range −20% to 20%.
%
Fixed running costs grow from year 2. Management fees follow collected rent; range −20% to 20%.
21 years 11 months

To recover £74,295 of upfront cash, including your opening reserve, from cumulative rental cash after tax.

By the recovery month: £74,492 cumulative post-tax cash — £74,295 repays your upfront investment and £197 is surplus. Monthly cash is averaged within each year.

First full year after recovery · year 23

Scheduled rent / month£1,200
Rent collected / month, after voids£1,154
Post-tax cash profit / month£283
Post-tax cash profit / year£3,399
Expand annual projection · 50 years
YearRent collectedRunning costsMortgage paymentsTaxPost-tax cashCumulative cashSurplus after upfront
1£13,846£2,150£7,500£797£3,399£3,399-£70,896
2£13,846£2,150£7,500£797£3,399£6,798-£67,497
3£13,846£2,150£7,500£797£3,399£10,197-£64,098
4£13,846£2,150£7,500£797£3,399£13,596-£60,699
5£13,846£2,150£7,500£797£3,399£16,994-£57,301
6£13,846£2,150£7,500£797£3,399£20,393-£53,902
7£13,846£2,150£7,500£797£3,399£23,792-£50,503
8£13,846£2,150£7,500£797£3,399£27,191-£47,104
9£13,846£2,150£7,500£797£3,399£30,590-£43,705
10£13,846£2,150£7,500£797£3,399£33,989-£40,306
11£13,846£2,150£7,500£797£3,399£37,388-£36,907
12£13,846£2,150£7,500£797£3,399£40,787-£33,508
13£13,846£2,150£7,500£797£3,399£44,186-£30,109
14£13,846£2,150£7,500£797£3,399£47,584-£26,711
15£13,846£2,150£7,500£797£3,399£50,983-£23,312
16£13,846£2,150£7,500£797£3,399£54,382-£19,913
17£13,846£2,150£7,500£797£3,399£57,781-£16,514
18£13,846£2,150£7,500£797£3,399£61,180-£13,115
19£13,846£2,150£7,500£797£3,399£64,579-£9,716
20£13,846£2,150£7,500£797£3,399£67,978-£6,317
21£13,846£2,150£7,500£797£3,399£71,377-£2,918
22£13,846£2,150£7,500£797£3,399£74,775£480
23£13,846£2,150£7,500£797£3,399£78,174£3,879
24£13,846£2,150£7,500£797£3,399£81,573£7,278
25£13,846£2,150£7,500£797£3,399£84,972£10,677
26£13,846£2,150£7,500£797£3,399£88,371£14,076
27£13,846£2,150£7,500£797£3,399£91,770£17,475
28£13,846£2,150£7,500£797£3,399£95,169£20,874
29£13,846£2,150£7,500£797£3,399£98,568£24,273
30£13,846£2,150£7,500£797£3,399£101,967£27,672
31£13,846£2,150£7,500£797£3,399£105,365£31,070
32£13,846£2,150£7,500£797£3,399£108,764£34,469
33£13,846£2,150£7,500£797£3,399£112,163£37,868
34£13,846£2,150£7,500£797£3,399£115,562£41,267
35£13,846£2,150£7,500£797£3,399£118,961£44,666
36£13,846£2,150£7,500£797£3,399£122,360£48,065
37£13,846£2,150£7,500£797£3,399£125,759£51,464
38£13,846£2,150£7,500£797£3,399£129,158£54,863
39£13,846£2,150£7,500£797£3,399£132,556£58,261
40£13,846£2,150£7,500£797£3,399£135,955£61,660
41£13,846£2,150£7,500£797£3,399£139,354£65,059
42£13,846£2,150£7,500£797£3,399£142,753£68,458
43£13,846£2,150£7,500£797£3,399£146,152£71,857
44£13,846£2,150£7,500£797£3,399£149,551£75,256
45£13,846£2,150£7,500£797£3,399£152,950£78,655
46£13,846£2,150£7,500£797£3,399£156,349£82,054
47£13,846£2,150£7,500£797£3,399£159,748£85,453
48£13,846£2,150£7,500£797£3,399£163,146£88,851
49£13,846£2,150£7,500£797£3,399£166,545£92,250
50£13,846£2,150£7,500£797£3,399£169,944£95,649

Illustration, not a forecast: rents and fixed costs change once each year; vacancy rates stay constant. Tax is recalculated using fixed 2026–27 rules and unchanged other income, without carrying tax losses or finance relief forward. Repayment mortgages amortise and end at the entered term. Interest-only borrowing is assumed refinanced at the same rate with no fees, leaving the capital debt outstanding. No sale, capital growth or reinvestment is included. Rent increases must be achievable and legally permitted. Company cash remains before personal extraction tax.

LetLogi

Follow the money

Full-year operating cash breakdown. Amounts are rounded independently.

Scheduled rent£14,400
Less empty periods-£554
Rent collected£13,846
Running costs＋ Show cost breakdown− Hide cost breakdown-£2,150
Maintenance & repairs-£1,200
Landlord insurance-£350
Service charge & ground rent-£0
Safety checks & compliance-£300
Accounts & administration-£300
Other allowable running costs-£0
Non-deductible cash costs-£0
Management fees-£0

Includes all running-cost categories; figures are rounded independently.

Mortgage interest-£7,500
Capital repaid-£0
Pre-tax cash profit£4,196
Estimated income / corporation tax-£797
Post-tax cash profit£3,399
Upfront cash & annual tax detail
Deposit / cash purchase£50,000
Purchase tax£11,500
Refurbishment & other setup£7,300
Mortgage & broker fees£2,495
Opening reserve£3,000
Taxable property profit (not cash profit)£4,196
HMO bills & licensing within running costs£0
Personal finance-cost tax reduction£0
Unused finance costs to carry forward£0
Property loss (no current tax credit)£0

Repayment principal builds equity but reduces spendable cash. ROI excludes that equity gain and any property appreciation. Purchase costs are not deducted from ongoing rent. Company losses are not set against other profits in this estimate.

Give it a stress test

Monthly post-tax cash

What happens when the assumptions move against you?

%
Reduces total rent collected after your normal vacancy allowance. For an HMO, this covers all rooms together; fixed bills stay unchanged.
pp
Lower rentTotal property rent collected down 10% after the usual vacancy allowance
£190
Higher interestRate up 2 percentage points
£81
Both togetherReduced rent and increased rate
-£16

Each scenario recalculates tax and the first 12 loan payments. A rate increase has no effect on a cash purchase. These are scenarios, not forecasts or lender affordability tests.

Personal vs limited company: matching property inputs

Same property, rent, costs and finance; separate tax contexts. Company cash is before personal extraction tax. This does not identify an overall winner.

Annual estimates for the current inputs
MeasurePersonally ownedLimited company
Estimated property tax£839£797
Cash after property tax£3,357£3,399
Upfront cash£74,295£74,295

Company cash remains inside the company. Dividend/salary taxes, incorporation or transfer costs, and different mortgage quotations are excluded. The main Tax tab controls the company rate basis. Personal allowances and purchase-tax treatment are calculated separately by the existing engine.

Published by LetLogiQ · Page updated 20 September 2026 · Calculation basis & updates

Compare equivalent property assumptions

The comparison below runs the same property, rent, operating costs and mortgage assumptions through both ownership routes. Enter your other personal income and the company’s other profits and associated-company count. Purchase-tax treatment can differ between routes.

Company cash is not personal take-home pay

The company result stops after estimated corporation tax. It excludes tax on dividends or salary, extraction decisions, company formation and any additional ongoing costs you have not entered. A larger company balance does not by itself establish that a company is the better ownership route.

Use actual mortgage and accounting quotations

Personal and company borrowing can have different rates and fees. This matching-input comparison isolates the modelled ownership treatment; use the main ownership switch and saved comparison tools to explore different real-world finance and cost assumptions. Transferring an existing property into a company is outside this model.

Company worked example

This fixed illustration uses the calculator’s starting assumptions, not your edited inputs: England, a £200,000 additional property, £50,000 deposit, 5% interest-only borrowing and a 25-year term. Rent of £1,200 per month, two weeks’ voids and standard operating allowances. Company ownership, no other company profits or associated companies, standard corporation-tax basis. Remaining costs use the editable planning estimates.

Annual scheduled rent
£14,400
Annual running costs
£2,150
Annual estimated tax
£797
Monthly cash after tax
£283

Rounded figures are illustrative. The live calculator above provides the full cost and tax breakdown. Company cash excludes personal extraction tax.

Source: HMRC: corporation-tax rates. Eligibility and marginal relief depend on company circumstances.

Common questions

Is a limited company always more tax efficient?

No. Your income, how you take money out, finance terms, company costs, portfolio and future plans all matter. This calculator does not make an incorporation recommendation.

Does it calculate dividend tax?

No. Company figures represent cash retained before personal extraction tax. They are not equivalent to money available personally after all taxes.

Can I compare personal and company ownership?

Yes. The comparison panel calculates both using the shared property inputs and separate tax-context inputs. It labels the company result as retained cash before extraction tax.

Explore the other calculators

BTL profit after tax Estimate UK buy-to-let cash flow after running costs, mortgage payments and tax. Compare rental yield, upfront cash and cash-on-cash ROI.HMO profit & ROI Calculate HMO cash flow and ROI using individual room rents, voids, bills, licensing allowances, finance and estimated tax. Free UK planning tool.Section 24 Estimate rental cash after income tax and residential finance-cost relief. See why taxable property profit can differ from spendable buy-to-let cash.Cash-flow stress test Stress-test buy-to-let cash flow against lower rents and higher mortgage rates, with estimated tax recalculated. A planning tool, not lender approval.
ASSUMPTIONS & SOURCES

How the calculations work

Enter your property, finance, running costs and tax details in the four stages. Choose a single-household letting or an HMO with separate rents for each room, then compare cash purchases, interest-only borrowing and repayment mortgages.

Rental yield: gross yield is scheduled annual rent divided by purchase price. Net yield deducts empty periods and running costs before dividing by purchase price; both are before finance and tax.

Cash profit and ROI: pre-tax cash deducts running costs and mortgage payments from collected rent. Post-tax cash also deducts estimated income or corporation tax. Cash-on-cash ROI divides annual cash profit by all upfront cash, including purchase costs and your opening reserve. Choose Pre-Tax or Post-Tax in the ROI box; the assessment translates pre-tax cash ROI into annual pounds per £1,000 invested, while the score uses post-tax ROI. Capital repayments and property price growth are not cash profit; company figures are before personal extraction tax.

Cash recovery: payback is when cumulative post-tax rental cash covers the upfront investment. Optional rent and cost growth start in year two. The projection holds tax rules and other income constant, and excludes a property sale or capital appreciation. The stress tests explore lower rents and, where relevant, higher mortgage rates; they are not lender affordability decisions.

Tax rules checked 9 September 2026; HMO guidance checked 10 September 2026. Operating figures use 2026–27 tax rules for a full 12 months, not a forecast of future tax years. No automated market data or AI provider is connected.

All non-tax example figures are editable planning estimates as at this date. Your price, rent and financing are illustrative until replaced. Net yield uses purchase price as its denominator and deducts all annual cash running costs. Assessment weights are design choices, not industry benchmarks.

England · HMO licensingWales · HMO licensingScotland · HMO licensingNorthern Ireland · HMO licensingHMRC · SDLT ratesWelsh Revenue Authority · LTT bandsRevenue Scotland · LBTT bandsRevenue Scotland · 8% ADSHMRC · 2026–27 income-tax bandsHMRC · Landlord finance-cost reliefHMRC · Allowable rental costsHMRC · Corporation-tax ratesHMRC · Corporation-tax marginal reliefHMRC · Company purchase-tax relief