Read the platform export
We classify reservations, payouts, refunds and host fees without double-counting bank transfers.
UK Airbnb & Booking.com tax calculator · 2025/26
Turn your booking CSVs into a UK property tax calculation.
Turn Airbnb, Booking.com or combined exports into a property-by-property UK tax preview — with platform fees, permitted deductions and mortgage-interest relief handled in the right place.
Your original CSV stays in this browserBuilt for UK tax year 2025/26 · 6 April 2025 to 5 April 2026
Step 1 of 3
Choose your platform
Tax countryUnited Kingdom
Tax year6 Apr 2025 – 5 Apr 2026
✓2025/26Included rule pack
Change country, platform or tax year →Add another tax year
Adding a prior year clears the current unfinished calculation and starts the package from its oldest year. Verify each year separately. A package covers up to three consecutive tax years.
- AirbnbAccount → Transaction history → Export CSV. Choose the tax-year dates, 6 April 2025 to 5 April 2026.
Drop your Airbnb CSV files here
One or more exports · overlapping rows are removed
Not ready with a file?
Tax for Hosts is an independent third party and is not endorsed by or associated with Airbnb, Inc. or Booking.com B.V.
A short path to a defensible number
CSV in. Evidence and calculation out.
Apply country rules
Each rule pack is versioned by jurisdiction and tax year. Three UK tax years are available, while France, Spain and Germany remain pilots.
Produce the filing trail
The verified report shows every source total, assumption and deduction with the SA105 box map, ready to transfer to your tax return once the tax year has ended.
UK property income guide · 2025/26
How Airbnb and Booking.com income is taxed in the UK.
Income from short-term hosting is generally reported under the UK property-income rules.From 6 April 2025, the former furnished holiday lettings tax regime no longer gives separate Income Tax treatment.
Read HMRC's FHL abolition guidance →Route A
£1,000 property allowance
Eligible hosts can deduct the property allowance from gross property income instead of claiming actual expenses. It is one annual allowance across property businesses, not £1,000 per property.
Useful when qualifying expenses are below £1,000.Route B
Actual allowable expenses
Deduct qualifying revenue costs that were incurred wholly and exclusively for the property business, supported by records and apportioned where a cost also has private use.
Useful when qualifying expenses exceed the allowance.Separate treatment
Residential finance costs
For individual residential landlords, mortgage interest and similar finance costs are not deducted like an ordinary running cost. Relief is calculated separately as a basic-rate tax reduction, subject to HMRC limits.
The property allowance cannot be combined with this tax reduction.How the calculator chooses
The engine compares the eligible property-allowance and actual-expense routes, then applies the lower-tax route to the information supplied. Eligibility exclusions, losses and source documents still require review.
Allowable running costs
Costs need the right category and evidence.
HMRC lists common property-business expenses, but a cost is not deductible merely because it appears in a booking CSV. Capital improvements, private use and costs already counted elsewhere need separate treatment.
See HMRC's property income guidance →Platform, agent and management feesBuildings and contents insuranceRepairs and maintenance — not improvementsCleaning, gardening and direct servicesUtilities, Council Tax and business-use costsGround rent and service chargesLegal, accountancy and advertising costsReplacement domestic items where conditions are met
From calculation to Self Assessment
A filing-field map, not a black-box total.
Allowable expenses
Eligible expense categories may be combined in the total-expenses field where HMRC's conditions are met. Residential finance costs stay outside this total.
Residential finance costs
Finance costs that qualify for the separate basic-rate tax reduction are identified for this part of the property pages.
Unused finance costs
Brought-forward finance costs come from last year's calculation, never from a platform export: you enter the unused balance carried forward (this year's box 45) and any loss to carry forward from last year's box 43; the report relieves them where HMRC's rules allow and names the balance that carries forward.
How this calculation is governed
Rules are sourced, versioned and tested.
Tax year2025/26 · 6 April 2025 to 5 April 2026
Rule packuk-individual-property-income-2025-26.v2
Primary sources checked2026-09-06
Calculation controlsServer recompute + golden tests
Publisher & methodology
Tax for Hosts product and tax-rules team
Calculations are tested against fixed examples, recomputed on the server before PDF generation and recorded with an input hash and rule-pack version. Primary HMRC materials are used for rule verification.
Questions UK hosts ask
Before you rely on the report.
Do UK hosts pay tax on Airbnb and Booking.com income?
Hosting income is generally taxable as UK property income. The tax due depends on taxable profit, other income, ownership share, taxpayer region and the relief route available.
Which files does the calculator accept?
The calculator accepts Airbnb transaction-history CSV exports and Booking.com reservation-statement CSV exports. It blocks unsupported currencies and inconsistent files before a filing estimate is used.
Can platform fees be deducted?
Platform host fees can be potential property-business expenses. The tool detects them separately so they are not confused with payouts, but the taxpayer remains responsible for confirming eligibility and evidence.
Can I claim the £1,000 allowance and actual expenses together?
No. HMRC describes the property allowance as an alternative to deducting allowable expenses. Eligibility exclusions also apply.
Can I claim the property allowance and mortgage-interest tax reduction together?
No. HMRC says you cannot use the property allowance if you claim the tax reduction for residential property finance costs such as mortgage interest.
What is SA105?
SA105 is the UK property supplementary page used with a Self Assessment tax return to report income and expenses from UK property.
Does the report cover Rent a Room relief?
Yes, when the income is from the home you live in. Tick that statement, confirm which listings are your home and say whether someone else also received letting income from it. HMRC’s Rent a Room scheme usually applies to furnished lettings in your only or main home: within the £7,500 limit (£3,750 when shared) the report shows the exemption with SA105 box 4 and nothing to pay on this income; above it, it compares receipts minus the limit (method B) with actual expenses (method A) and keeps the lower tax. A home let alongside other property is not covered yet.
Does my original CSV leave my device?
The original CSV is parsed in the browser. Server verification receives an anonymised ledger without guest names, booking references or raw status text. If you choose to keep a draft during a visit, that same anonymised ledger and your scope answers are stored in this browser only; your choice is not remembered between visits, and unticking it deletes every stored draft.
Does Tax for Hosts file my return with HMRC?
No. Tax for Hosts produces a server-verified calculation, the SA105 box map and an evidence trail. Once the tax year has ended and the report has been rebuilt with the full ledger, the figures are ready to transfer to your tax return. It does not submit a tax return to HMRC or provide personal tax advice.
Does Tax for Hosts work with Making Tax Digital for Income Tax?
No. Tax for Hosts does not connect to HMRC or send quarterly updates. From the 2026/27 tax year the ledger workbook adds an MTD updates sheet with your share of the platform income under HMRC's category names, cut into the standard update periods and the calendar quarters, to reconcile against your MTD software and import where that software supports file import; HMRC allows file import as a digital link, not retyping. Making Tax Digital for Income Tax applies when your qualifying income (property and self-employment income before expenses, with your share of a jointly owned property) was over £50,000 on your 2024/25 return, from 6 April 2026; over £30,000 on your 2025/26 return, from 6 April 2027; over £20,000 on your 2026/27 return, from 6 April 2028. There is no penalty for a late quarterly update in 2026/27; from 2027/28 HMRC's penalty points apply.
Privacy is part of the product
Guest names do not need to leave your device.
The CSV is parsed locally and no original file is uploaded. Server verification receives an anonymised ledger without guest names, booking references or status text, then returns a no-store calculation and PDF. Drafts are off by default and off again on every visit; if you turn them on while you work, the anonymised ledger and your answers stay in this browser only until you delete them.