Limited Company vs Personal
As mortgage interest relief has been restricted for individual landlords, incorporating into a limited company has become an increasingly common strategy. Limited companies can still deduct mortgage interest in full, and pay corporation tax (25% from 2023) rather than income tax. But incorporation also has costs: SDLT on transfer, potential CGT, higher mortgage rates, and ongoing administration costs. This calculator compares the tax position of holding rental property personally versus through a limited company.
Why this matters
For higher-rate taxpayers with significant mortgage debt, the annual tax saving from a limited company structure can run into thousands of pounds. But one-time transfer costs often mean it only makes sense for new purchases, not existing portfolios.
Key points
- Limited companies pay corporation tax (25% main rate, 19% small profits rate) rather than income tax
- Mortgage interest is fully deductible in a limited company — Section 24 does not apply
- Transferring an existing property to a company triggers SDLT and potentially CGT — usually prohibitive
- Buy-to-let mortgages for limited companies typically have higher rates (0.5–1% above personal rates)
- Extracting profit from a company as salary or dividends creates additional tax
- Specialist advice is essential before incorporation — the rules are complex
Frequently asked questions
Should I set up a limited company for my buy-to-let?
It depends on your tax rate, mortgage debt level, number of properties, and whether you are buying new or transferring existing properties. Higher-rate taxpayers buying new properties often benefit. Basic-rate taxpayers with low mortgage debt rarely do. Get a personalised comparison from a property tax specialist.
What is a Special Purpose Vehicle (SPV) for property?
An SPV is a limited company set up specifically to hold property. The standard SIC code for UK property SPVs is 68100. Most buy-to-let lenders that offer company mortgages prefer SPVs to trading companies.
How is dividend income from a limited company taxed?
Dividends from a limited company are taxed at 8.75% (basic rate), 33.75% (higher rate), or 39.35% (additional rate) in 2024/25. The dividend allowance is £500 in 2024/25. Corporation tax has already been paid on the profits before dividends are distributed.
Does a limited company protect me from personal liability?
In theory, a limited company separates your personal assets from the company's liabilities. In practice, most buy-to-let mortgage lenders require personal guarantees from company directors, which removes some of this protection for mortgage purposes.