by Asim Abbas
11 November 2026 
The SA105 property pages explained for landlords
The SA105 property pages explained for landlords
If you rent out property in the UK, the SA105 pages are where your rental income and costs go on your tax return.
- SA105 covers UK property income
- Mortgage interest gets a 20% tax credit, not a deduction
- Holiday lets are taxed like other rentals since April 2025
- The £1,000 property allowance can replace expenses for small incomes
Landlord tax has changed a lot in recent years, with mortgage interest restrictions and the end of the furnished holiday lettings rules, so it’s easy to fill these pages in the old way by mistake.
This guide explains what goes on the SA105 for your 2025/26 return and how to avoid the common traps.
Who needs the SA105?
You complete the UK property pages if you received rent from property in the UK, including a flat, a house, a room let outside Rent a Room, land or a holiday let. Overseas property goes on the SA106 foreign pages instead.
Rental income
Enter your total rents and other property income for 6 April 2025 to 5 April 2026. If you own the property jointly, enter only your share. Married couples and civil partners are usually taxed 50:50 unless they’ve sent HMRC a Form 17 to reflect different ownership.
Allowances that may help
- Property allowance: if your gross property income was £1,000 or less, you may not need to report it. If more, you can deduct £1,000 instead of actual expenses
- Rent a Room relief: up to £7,500 a year tax-free for letting a furnished room in your own home
Allowable expenses
- Letting agent and management fees
- Repairs and maintenance (but not improvements)
- Insurance, ground rent and service charges
- Council tax and utilities you pay during void periods
- Replacing furnishings like-for-like, under replacement of domestic items relief
- Accountancy fees for preparing your rental accounts
Rental income tax calculator
Includes the 20% mortgage interest credit.
Mortgage interest and finance costs
For individual landlords, mortgage interest and other finance costs aren’t deducted from rent. Instead, you get a tax credit of 20% of those costs, limited by your rental profit. You enter the costs in a separate box on the SA105 and HMRC applies the credit.
You receive £15,000 rent, pay £3,000 of expenses and £6,000 of mortgage interest. Your rental profit is £12,000. If you’re a basic rate taxpayer, tax is £2,400 less a £1,200 credit, so £1,200. A higher rate taxpayer would pay £4,800 less £1,200, so £3,600.
Holiday lets after April 2025
The furnished holiday lettings regime ended on 5 April 2025. For 2025/26, holiday let income is reported with your other UK property income. That means mortgage interest gets the 20% credit, and profits no longer count as relevant earnings for pensions. Capital allowances already claimed can continue on existing pools.
Fixed-fee accountancy support
Transparent monthly packages for sole traders, landlords and limited companies. Fixed fees agreed upfront, VAT included.
Get a fixed-fee quoteCall 0161 531 4179Losses
If your costs were more than your rent, the loss is carried forward and set against future UK rental profits. It can’t usually be set against your salary.
Changes ahead
The UK Government has announced separate tax rates for property income of 22%, 42% and 47% from April 2027, with finance cost relief at 22%. If you have significant rental income, it’s worth planning now. Our landlord tax returns service can model the impact, and our rental income tax calculator gives a quick estimate. See HMRC’s SA105 notes for every box.
What should I do next?
Or agent statements for each property.
Improvements aren’t allowable against rent.
Interest only, not capital repayments.
Our landlord service handles the SA105 from £250.
Frequently Asked Questions
Can I deduct my mortgage payments?
No. Capital repayments are never deductible. Interest gets a 20% tax credit instead of being deducted from rent.
How do I report a jointly owned property?
Enter only your share of the income and costs. Spouses and civil partners are usually taxed 50:50 unless a Form 17 has been sent.
Is my Airbnb income reported on the SA105?
Yes, if you let a UK property. Since April 2025 it’s treated like other rental income.
What if I made a loss?
UK rental losses are carried forward and used against future UK rental profits.
Can Wingate do my SA105?
Yes. Landlord returns start from £250 including VAT, with a fixed quote for several properties.
Need help with this? Wingate Accountants offers fixed-fee online accountancy support across the UK. Call 0161 531 4179 or request a quote at wingateaccountants.co.uk.
About the Author
Stephen Reynold
I’m Stephen Reynold, an accountant at Wingate Accountants. I work with sole traders and small companies, turning tax rules into clear, practical next steps.
