UK tax year 2026/27 · rates as of May 2026 • 2026/27 tax year
UK Property Investment Calculators
Home of the free UK Expat Mortgage Calculator — how much a non-resident can borrow once the FX haircut, lender-tier LTV, the 145% rent test and the +2% SDLT surcharge are stacked together. Plus 18 more tools for Section 24, the limited-company decision, stamp duty in three jurisdictions and true after-tax returns.
Headline calculator · UK expats
How much can you borrow for a UK property from abroad?
Your expat mortgage offer is the lowest of four separate caps, and standard affordability calculators model none of them. This one stacks all four in a single pass — for BTL and residential, any currency and country of residence — and shows which cap is binding, the true rate, the stressed payment and the cash you need on completion.
Cap 1 · Income
−25%
FX haircut on foreign salary, then 3.5–5× multiple by lender tier
Cap 2 · LTV
75%
Max LTV at a specialist lender; 65% mainstream, 80% private bank
Cap 3 · Rent test
145%
BTL interest cover at a stress rate of 5.5% or pay rate + 1pp
Cap 4 · Country
+2% SDLT
Non-resident surcharge, plus a rate premium for US / CA / AU
More flagship tools · the calculators no one else has
Section 24 Multi-Year
The cash-vs-tax wedge over 10+ years
Personal vs Limited Company
Structure decision with crossover year
Portfolio Incorporation Cost
SDLT + CGT + refi break-even
Full BTL Investment Model
25-yr after-tax with optimal exit
CGT + Optimal Sale Year
Reliefs, band split, year-by-year optimiser
Full calculator library
All 19 tools, organised from table-stakes (the ones everyone needs) to visionary (the ones no one else has).
1Tier 1
Table-stakes
Stamp Duty / LBTT / LTT
Unified SDLT, LBTT, LTT with all surcharges
Rental Yield & ROI
Gross, net & true net-of-tax yield
BTL Mortgage Stress Test
Multi-lender ICR matrix + top-slicing
Mortgage Comparison
Up to 4 scenarios with cliff modelling
Residential Affordability
Income multiples + lender stress test
2Tier 2
The moat (UK-specific)
Expat Mortgage
How much a non-resident can borrow: FX haircut, LTV tier, ICR, +2% SDLT
Section 24 Multi-Year
The cash-vs-tax wedge over 10+ years
Personal vs Limited Company
Structure decision with crossover year
Portfolio Incorporation Cost
SDLT + CGT + refi break-even
Full BTL Investment Model
25-yr after-tax with optimal exit
CGT + Optimal Sale Year
Reliefs, band split, year-by-year optimiser
BRRRR Calculator
Buy, Rehab, Rent, Refinance, Repeat (UK)
Rental Property Comparison
Up to 4 properties side-by-side after-tax
3Tier 3
Visionary / brand-defining
HMO Deal Analyser
Room-by-room with bills + compliance
Portfolio Stress Dashboard
Whole-portfolio Section 24 + rate-shock
Rent-to-Rent / SA
Nightly rates, occupancy, VAT trap
Making Tax Digital Readiness
Mandation date + quarterly cash aside
Rate Shock / Refinance Cliff
+1/+2/+3pp shocks + ICR re-test
Buy vs Rent (Lifetime)
Net-worth crossover under both paths
Maximum Offer
Work backwards from target return to offer ceiling
Leasehold Risk
Ground rent, service charge & lease-cliff saleability
Bridging Exit (Flip / BRRR)
Rolled-up interest, IRR & minimum exit value
EPC Improvement ROI
Retrofit capex vs rent uplift, payback & 2030 MEES
Latest UK property guides
View all guides →
How Much Can a UK Expat Borrow in 2026? The Four Caps, Worked by Country
The 80-Year Lease Cliff: Marriage Value, Lender Floors and Onerous Ground Rent in 2026
BTL ICR Stress Test Explained: Why Lenders Run Four Different Tests
Why UK-specific property calculators matter
The UK property tax and lending regime changed fundamentally between 2017 and 2026. Mortgage interest is no longer a deduction for individuals — it's a restricted 20% tax credit. Around 80% of new buy-to-let purchases now go through limited companies. There are three separate transaction-tax regimes (SDLT, LBTT, LTT) with layered surcharges. And Making Tax Digital for landlords starts phasing in from April 2026.
Generic yield calculators miss all of this. A landlord can show a “good” 6% gross yield and an actual after-tax loss — and effective tax rates can exceed 60% in the £100k–£125,140 income band where the personal allowance tapers away. PropCalc UK encodes the regime so the numbers reflect reality.
Frequently asked questions
- How much can a UK expat borrow for a UK mortgage?
- The offer is the lowest of four caps. Income cap: foreign salary converted to GBP, haircut (typically 25%), then multiplied by 3.5× (mainstream), 4.5× (specialist) or 5× (private bank). LTV cap: 65% mainstream, 75% specialist, 80% private bank, so £87,500 of deposit supports a £350,000 purchase at a specialist but only £250,000 on the high street. Rent cap (BTL only): rent must cover 145% of the interest at a stress rate of at least 5.5% or pay rate + 1pp. Country gate: US, Canadian and Australian residents pay a further premium and sanctioned jurisdictions get no offer. The Expat Mortgage Calculator stacks all four and shows which one binds.
- Are PropCalc UK calculators really free?
- Yes — every calculator is completely free, no sign-up required. Optional sign-in lets you save scenarios across devices via Firebase. All calculations run in your browser; no data is sent to a server.
- Which UK tax year do the calculators use?
- The 2026/27 tax year by default. Rate tables are versioned and dated. Multi-year projections that cross into April 2027 automatically apply the new property income tax rates (22% / 42% / 47%) introduced in Autumn Budget 2025.
- Does PropCalc UK model Section 24?
- Yes — Section 24 (mortgage interest restriction) is baked into the rental yield, BTL stress test, Section 24 multi-year, full BTL investment model, BRRRR, rental comparison, HMO and portfolio dashboard calculators. The reducer uses the correct three-way minimum (interest / property profit / adjusted income above personal allowance).
- Does the SDLT calculator cover Scotland and Wales?
- Yes. SDLT (England & NI), LBTT (Scotland) and LTT (Wales) are all in one unified calculator. We model the +5% additional property surcharge, +2% non-UK resident surcharge, Scotland's 8% ADS (raised from 6% in December 2024), and Wales's separate higher-residential rate table.
- Is this tax or financial advice?
- No. PropCalc UK is for planning and analysis. For binding tax, mortgage or investment decisions consult a qualified accountant, mortgage broker or independent financial adviser. Tax rules change at every Budget and edge cases that require personalised advice aren't modelled.