Fill in the figures, then click Compare the routes.
Result
The numbers
| Item | Amount |
|---|
What to do
| Step | What it means |
|---|
What it does, and what it leaves to you
- Covers: the £7,500 (or £3,750 shared) Rent a Room limit for 2025/26 and 2026/27 and the extra income tax under the relief route and the normal rules, using England, Wales and Northern Ireland bands and the £100,000 allowance taper.
- Gives: whether the rent is covered, the tax each route costs, the cheaper one and a short checklist.
- Not decided: Scottish bands, National Insurance on profits, the £1,000 property allowance, losses carried forward, savings and dividend income, and anything that changed after this was written.
Common questions
What is Rent a Room Relief?
If you let furnished accommodation in your own home, the first £7,500 of the rent you receive in a tax year is tax-free. If you share the income with someone else, such as a partner, the limit is £3,750 each.
Do I have to tell HMRC?
Not if your rent is at or below the limit and you have nothing else to report. Above the limit you must report the income on a Self Assessment return.
What if I earn more than £7,500?
You choose the cheaper of two routes: pay tax on the rent minus £7,500 with no expenses deducted, or pay tax on rent minus your actual expenses. The calculator prices both.
When should I use the normal rules instead?
When your allowable expenses for the room are more than the limit, because deducting them beats the flat £7,500.
Does it apply to Airbnb or a separate flat?
It applies to furnished rooms in your only or main home, including short lets of a room. It does not cover a separate self-contained property you let out; check GOV.UK.
Is my data uploaded anywhere?
No. Everything is calculated in your browser and nothing is sent.