The UK property market continues to attract both seasoned landlords and first-time investors. One of the first—and most crucial—decisions any property investor must make is whether to purchase a buy-to-let property through a limited company or in their personal name. This choice can significantly impact your income tax, mortgage options, and long-term wealth planning.
In this article, we’ll break down the pros and cons of both approaches, looking at how they affect tax liabilities, financing, and legacy planning.
The Basics: Personal Name vs Limited Company
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Personal Name (Individual Ownership): You own the property as an individual and report rental income on your Self Assessment tax return.
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Limited Company (Special Purpose Vehicle - SPV): A company is set up specifically to own and manage property. You become a shareholder and possibly a director.
Each structure has very different tax implications, particularly since recent changes in how mortgage interest relief is treated.
Taxation: One of the Biggest Considerations
1. Income Tax (Personal Name)
If you own the buy-to-let personally:
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Rental income is added to your other income and taxed at 20%, 40%, or 45%.
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Mortgage interest relief is restricted to a basic rate tax credit of 20%.
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This can push higher-rate taxpayers into much larger tax liabilities, even if their actual profit is low.
2. Corporation Tax (Limited Company)
With a company:
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Rental profits are taxed at 19% or 25% (as of 2025, depending on profit levels).
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You can still deduct mortgage interest in full as a business expense.
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This often leads to a lower initial tax bill, especially for higher-rate taxpayers.
However, extracting profits from the company (via dividends or salary) may attract personal tax, which can narrow the overall savings.
Mortgage Options and Finance Flexibility
Many investors believe mortgage options are more limited when buying through a company, but the landscape is changing.
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Personal Mortgages: Tend to have slightly better rates and lower fees.
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Limited Company Mortgages: Interest rates are improving, but lenders often require personal guarantees. Loan-to-value (LTV) ratios may be stricter, and arrangement fees can be higher.
Still, many investors accept slightly higher mortgage costs in exchange for the tax benefits of corporate ownership.
Capital Gains and Inheritance Tax Planning
Personal Name:
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When you sell the property, gains are subject to Capital Gains Tax (CGT) at 18% or 28%, depending on your income level.
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You also get an annual CGT allowance, which can reduce the tax burden slightly.
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For inheritance, the property is included in your estate, and 40% IHT may be due if you exceed the nil-rate band.
Limited Company:
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Companies pay corporation tax on capital gains, often at a lower rate than personal CGT.
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You can retain profits in the company and reinvest without triggering additional personal tax.
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Shares in a property company can be gifted or transferred to children over time, which can help reduce IHT exposure through structured planning.
Administration and Compliance
Running a company requires more paperwork:
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Annual accounts, CT600 corporation tax return, confirmation statements, and possibly VAT filings.
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Directors have legal duties, and company administration will involve accountancy fees.
Owning personally is simpler:
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Fewer filing requirements, and everything is handled through Self Assessment.
Still, for investors with multiple properties or long-term goals, the administration is often worth the control and tax savings.
Portfolio Size and Investment Horizon
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Small Portfolio (<3 properties): If you're only buying one or two properties and want simplicity, personal ownership may suffice.
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Growing Portfolio: If you aim to build a long-term buy-to-let business, limited company ownership offers better tax efficiency and scaling opportunities.
Real Life Example
Let’s say Sarah is a higher-rate taxpayer earning £75,000 from employment. She buys a property generating £12,000 in annual rent with £6,000 in mortgage interest.
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Personally: Sarah pays tax on nearly the full £12,000 (less 20% credit), pushing her effective tax rate close to 40%.
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Via Company: The company pays corporation tax on £6,000 profit (after deducting interest), saving thousands annually.
If she reinvests profits or holds the property long term, the company structure offers much greater control and flexibility.
Conclusion: Which is Right for You?
There’s no one-size-fits-all answer. Here’s a summary guide:
Feature | Personal Name | Limited Company |
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Tax on Income | Up to 45% | 19–25% Corp Tax |
Mortgage Interest | Limited relief | Fully deductible |
Mortgage Options | Wider choice | Fewer, more niche |
Admin | Simple | More complex |
CGT | 18–284 | 19–25% Corp Tax |
IHT Planning | Basic | Advanced options |
If you are a higher-rate taxpayer, plan to grow a portfolio, or want to structure assets for succession planning, buying through a limited company may be more tax-efficient.
If you only want one or two properties and prefer simplicity, personal ownership might suit you better.
Need Help?
At Optimise Accountants, we specialise in UK property tax and help landlords decide whether to invest through a limited company or personally. We’ll assess your situation, forecast your tax exposure, and help set up the most efficient structure from day one.