The UK property pages (SA105) report rental and other property income for the tax year, with expenses, capital allowances, losses and residential finance costs worked through boxes 1 to 45. The 2026 pages cover 6 April 2025 to 5 April 2026 and are due with the return by 31 October 2026 on paper or 31 January 2027 online. Boxes 5 to 19, once used for furnished holiday lettings, are no longer in use.

Who needs to fill in the UK property pages?

HMRC’s notes say to complete them if you receive rents and other receipts from UK property, income from letting furnished rooms in your own home, premiums from leasing UK property or reverse premiums, of over £1,000 including foreign property income. Up to £1,000 of property income is covered by the property income allowance and need not be reported. The other routes are set out in the notes:

  • Overseas lettings go on the Foreign pages, and property income from a partnership goes on the Partnership pages.
  • Dividends from Real Estate Investment Trusts and Property Authorised Investment Funds go in box 17 of the main return, not here.
  • Letting that amounts to a trade, such as running a guest house or bed and breakfast, goes on the Self employment pages.

See which supplementary pages you need for the full map.

What goes in boxes 1 to 4?

  • Box 1 is the number of properties let.
  • Box 2 is ticked if all property income ceased in 2025 to 2026 and you do not expect any in 2026 to 2027. The form prompts you to consider the Capital Gains Tax summary pages if you sold.
  • Box 3 is ticked if any property is let jointly. You enter only your share. The notes say spouses and civil partners living together are taxed equally unless they hold the property in different shares and file Form 17. Our guide to jointly owned rental property explains this.
  • Box 4 is ticked if you claim Rent a Room relief and the rents were £7,500 or less (£3,750 if let jointly). If that is your only letting income, nothing else is needed.

How is the income reported in boxes 20 to 23?

Box 20 is total rents and other income. The notes list ground rents and rentcharges, payments for the use of furniture, wayleaves, filming fees, sporting rights, waste tipping and local authority grants towards repairs. Under traditional accounting, include 2025 to 2026 rent paid after 5 April 2026, but not rent paid in advance for the next year.

  • Box 20.1 is the property income allowance. Claiming it means you cannot deduct any expenses or allowances, and the total allowance across all property businesses cannot exceed £1,000. It is not available on income from a connected party.
  • Box 20.2 is ticked if you used traditional accounting. Cash basis is the default, and the notes say it can only be used if total UK property income is up to £150,000.
  • Box 21 is only for non resident landlords who suffered tax at source.
  • Box 22 is the income part of a premium for a lease of 50 years or less, worked out on the box 22 working sheet. A lease over 50 years is excluded. See tax on lease premiums.
  • Box 23 is reverse premiums and inducements to take an interest in a property.

If your accounts end between 31 March and 4 April, the notes allow you to treat them as ending on 5 April. Any other year end must be apportioned to the tax year.

Which expenses go in boxes 24 to 29?

If total property income before expenses is below £90,000, you can put all expenses, other than residential finance costs, as one figure in box 29. Otherwise use the boxes. Capital costs of buying, selling, improving or altering property, equipment or furniture are never included.

Box What goes in
24 Rent paid on a lease of a property you let, business rates, water rates, Council Tax, buildings and contents insurance, rent guarantee insurance, ground rents
25 Repairs and maintenance, such as painting, damp treatment and roof repairs
26 Finance costs for non residential property only
27 Letting agent and management fees, legal fees on renewing a lease of less than 50 years, eviction costs. Not costs of a first letting for more than a year
28 Costs of services such as gardening, cleaning or communal hot water, with any charges for them included as income
29 Other costs, such as stationery, phone and travel, and bad debts if not using the cash basis

Box 30 is a private use adjustment. The notes’ example is a property used privately for 4 months of the year, where 4 months of the insurance included in box 24 is added back. For the detail of what qualifies, see allowable expenses for landlords.

Where do mortgage interest and other finance costs go?

Interest and loan costs for a residential let are not deducted in box 26. They go in box 44, with any unused amount brought forward in box 45. HMRC then gives a tax reduction at the basic rate, currently 20%, on the lowest of the finance costs, the property business profits after losses brought forward, and adjusted total income above the personal allowance. The reduction cannot create a refund, and any shortfall is carried forward to future years of the same property business. Our guide to landlord mortgage interest relief works through the calculation.

How do allowances and replacement relief fit in?

  • Box 31 is balancing charges, for example on selling an item you claimed allowances on for more than its tax value.
  • Box 32 is the annual investment allowance. The notes say it cannot be claimed on equipment for use in a dwelling house, so it is mainly for commercial lettings.
  • Boxes 33 to 35 cover the structures and buildings allowance, the Freeport and Investment Zone version, electric charge points, zero emission cars and all other capital allowances.
  • Box 36 is replacement of domestic items relief for residential lets: furniture, furnishings, appliances and kitchenware replacing an old item, but not an item provided for the first time.
  • Box 37 is the Rent a Room exempt amount where gross rents above the limit are included in box 20.

The notes also confirm that furnished holiday lettings were abolished from April 2025, so former holiday lets are now part of the ordinary property business and go through the same boxes, including box 36.

How is the profit or loss worked out?

The working sheet in the notes adds boxes 20, 22, 23, 30 and 31, then deducts boxes 24 to 29, the capital allowances in boxes 32 to 35 and boxes 36, 37 and 20.1. A positive result goes in box 38, a negative one in box 41. Box 39 is losses brought forward used against this year’s profit, taken from box 43 of last year’s pages, and box 40 is the taxable profit.

Box 42, loss set against total income, is described in the notes as unusual. It is only available for the part of a loss from capital allowances or agricultural expenses, limited to the lowest of the net allowances, the loss and your other income, and subject to the cap of the greater of £50,000 or 25% of adjusted total income. Box 43 is everything carried forward. The rules are in our guide to rental losses.

What does a completed set of boxes look like?

Illustration only. Tom lets one house on the cash basis. Rent received is £14,400, he pays £2,100 in agent fees, £900 insurance, £1,800 repairs and £6,000 mortgage interest, and replaces a sofa for £500. Because his income is under £90,000 he can put £4,800 in box 29, or split the costs across boxes 24, 25 and 27. Box 20 is £14,400, box 36 is £500, box 38 is £9,100 and box 44 is £6,000. HMRC’s calculation then gives a basic rate reduction on the £6,000, assuming his income above the personal allowance is at least that much, because £6,000 is lower than the £9,100 profit.

What mistakes come up most often?

  • Putting residential mortgage interest in box 26 instead of box 44.
  • Claiming the property income allowance and expenses together.
  • Ticking box 20.2 without having used traditional accounting, or not ticking it when you did.
  • Including capital work in box 25.
  • Forgetting losses and unused finance costs from last year’s boxes 43 and 45.
  • Ignoring Making Tax Digital for Income Tax. Landlords and sole traders with qualifying income over £50,000 in 2024 to 2025 should have started using it from 6 April 2026, with the threshold falling to £30,000 for those starting from 6 April 2027.

If HMRC opens a check into your return, tax investigation insurance pays your accountant’s fees. Solar Protect cover pays up to £100,000 with no excess; it never pays tax, interest or penalties. Read how our cover works or get a quote.

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Sources

Reviewed by Christine Anderson, Broker, Solar Protect. Last reviewed 8 October 2026. Part of Accountapedia, the Solar Protect guide to UK tax and accounting. This page is general information, not personalised advice.