The recent Autumn Budget 2025 brought several important changes for landlords. Nothing seismic, but enough that many in the private rented sector will need to rethink cash flow, yields and long-term plans. Here’s what changed, what didn’t, and what landlords should be doing now.

Property-income tax rates will rise by 2% from April 2027. From 6 April 2027, tax on rental income increases across all bands, with new rates of 22% (basic), 42% (higher) and 47% (additional). Every £1,000 of net rental profit will cost an extra £20 in tax. The rise also applies to savings and dividend income as part of a move to align passive income taxation more closely with earned income.

A new High-Value Property Surcharge is coming into effect from April 2028. Properties valued over £2 million will face an additional annual charge on top of the standard council tax. This mainly affects prime London and South East stock but signals a shift towards taxing wealth held in property.

Income-tax thresholds remain frozen, extending “fiscal drag”. With allowances unmoved for several years, landlords may find more of their income dragged into higher tax bands as rents and costs rise, even if real-terms profit does not.

There is no new National Insurance levy on rental income, despite speculation. Stamp Duty remains unchanged, and there were no broader rental-housing levies beyond the £2m+ surcharge. Rent-control measures did not appear, but the long-term trend remains one of tightening taxation and regulation around the sector.

Lower net yields are inevitable as the 2% rent-income tax increase directly reduces margins, especially for landlords already operating with modest returns. Frozen thresholds mean that as rental income inflates, more landlords will move into higher marginal tax bands, limiting real income growth. Some smaller or more marginal landlords may decide the numbers no longer stack up, potentially reducing supply in the private rented sector. Owners of premium properties will face higher long-term holding costs once the High-Value Property Surcharge begins.

These pressures all point to the need for landlords to revisit strategy now. Reviewing rent levels, maintenance plans, mortgage costs and cash-flow forecasts will help determine whether each property continues to meet minimum return expectations over the next several years.

Re-run cash-flow and yield forecasts using the upcoming tax rates of 22%, 42% and 47%. Check whether each property still meets your required return.

Review your rent-pricing strategy and consider modest, market-justified increases to offset higher tax costs.

If you hold several properties, assess whether some older or lower-yielding units are still worth keeping or whether a sale or restructure could improve your position.

Consider, with proper professional advice, whether a limited company structure might improve post-tax returns.

Finally, plan how you will communicate any justified rent increases to tenants clearly and fairly.

To discuss any aspect of the Budget or wider portfolio planning, contact us today.