The property
Property income tax rises 2 points in April 2027.
The mortgage
Most buy to let lenders need 25%.
Buy to let fees are often a % of the loan.
Many use 5.5% or your rate plus 2%.
Running and buying costs
Fully managed is often 10 to 15% including VAT. 0 if you manage it yourself.
Gas safety, electrical checks, any council licence, accountancy.
The numbers
A year's income and costs
Cash you need to buy
This is a simplified first look, not tax or financial advice. Tax depends on your whole income, allowances and how the property is held. Rents, costs and rates change. Buy to let mortgages are not usually regulated by the FCA, and lenders also check your income, experience and the property. Speak to a mortgage adviser and an accountant before buying.