The short answer on pricing
A Landlord Online Tax Accountant in the UK typically charges between £150 and £500 a year for a straightforward Self Assessment return covering one or two let properties. Fees climb from there depending on property numbers, record quality and whether you own through a company. Most online firms quote fixed fees, which is the main reason landlords prefer them to the old hourly-rate high street model.
I have spent two decades watching landlords overpay for the wrong service or underpay for no service at all. Both mistakes cost money, so it helps to know what a sensible fee looks like before you ask for quotes.
Typical fee bands for 2026/27
These ranges reflect what I commonly see across the UK market. They are indicative, not guaranteed quotes.
| Landlord situation | Typical annual fee |
| One property, simple rent, personal name | £150 – £300 |
| Two to four properties, personal name | £300 – £600 |
| Five or more properties or HMOs | £600 – £1,200 |
| Furnished holiday-style or mixed income | £400 – £900 |
| Limited company landlord (accounts, CT600, confirmation statement) | £800 – £2,000+ |
| Monthly bookkeeping add-on | £50 – £150 per month |
Online firms usually sit at the lower end of each band because they run on software and standardised workflows rather than office overheads.
What the fee normally covers
A fixed fee is only good value if you know what is inside it. Check that your quote includes:
- Preparation and filing of your SA100 return and the UK property pages (SA105)
- Calculation of allowable expenses and finance cost relief
- A tax liability summary, including payments on account
- Online submission to HMRC before the 31 January deadline
- Reasonable email or messaging support during the year
Ask directly whether HMRC enquiry support is included. It rarely is, and it is the most common nasty surprise.
Why prices differ so much between firms
Three things drive the spread. First, the firm’s credentials: an ICAEW, ACCA or CIOT-affiliated adviser costs more than a bookkeeper offering “tax help”. Second, how tidy your records are. Third, how much human attention you actually get.
I once took on a landlord with four flats whose previous accountant charged £180. The return missed two years of replacement-domestic-items claims and misallocated capital improvements as repairs. The “cheap” fee had cost him several hundred pounds in unclaimed relief.
Hidden extras to watch for
Cheap headline prices sometimes grow. Look out for:
- Per-property surcharges once you pass an arbitrary number
- Extra fees for late-arriving paperwork
- Separate charges for registering you with HMRC or obtaining a UTR
- Costs for correcting earlier years’ returns
How property count and ownership structure change the cost
Joint ownership, usually a married couple, means two returns, so expect close to double. Limited company landlords pay more because statutory accounts, corporation tax and Companies House filings are all in play.
How to judge a quote quickly
Ask three questions: what exactly is covered, who prepares the return, and what happens if HMRC writes to me. A transparent answer to all three usually signals a firm worth hiring.
What Drives the Price and Whether It Is Worth Paying
The rules your accountant must handle correctly
Rental profits are taxed as non-savings income at 20%, 40% and 45% above the £12,570 personal allowance, with the basic rate band running to £50,270 and the personal allowance tapering once income passes £100,000. For finance costs on residential lets, mortgage interest is not deducted from profit. Instead you receive a basic-rate tax credit of 20%, the Section 24 restriction.
Also note that announced reforms will introduce separate, higher rates for property income from April 2027, which makes careful planning increasingly valuable. Check the final legislation with your adviser before relying on any projection.
Worked example: what the fee buys
Take a landlord earning a £45,000 salary with two buy-to-lets. Rent is £30,000, running costs are £6,000 and mortgage interest is £8,000.
- Rental profit before finance costs: £24,000
- Total income: £69,000
- Taxable income after the £12,570 allowance: £56,430
- Tax: £7,540 at 20% on £37,700, plus £7,492 at 40% on £18,730, giving £15,032
- Less Section 24 credit (20% of £8,000): £1,600
- Tax due: £13,432
Without proper handling of the interest credit, this landlord could overstate liability by well over £1,000. A £400 fee clearly pays for itself.
Making Tax Digital for Income Tax
This is now a genuine cost factor. From 6 April 2026, taxpayers with combined self-employment and property gross income above £50,000 must follow Making Tax Digital for Income Tax. The threshold drops to £30,000 from April 2027 and £20,000 from April 2028.
Under MTD you keep digital records, send quarterly updates through compatible software, then file a final declaration. Online accountants often bundle software and quarterly submissions for £20 – £60 a month, though a standalone Self Assessment fee may still apply.
Property income allowance versus actual expenses
If gross property income is £1,000 or less, it may be fully exempt under the property income allowance and you may not need to report it. Above that, you can either deduct the £1,000 allowance or claim actual expenses. Most landlords with a mortgage or agent fees are better off claiming actuals, but the choice must be made correctly, and it is a classic area where cheap services go wrong.
Capital gains tax and the 60-day rule
Selling a UK residential property usually requires a CGT return and payment within 60 days of completion. The annual exempt amount is £3,000, and residential gains are taxed at 18% or 24% depending on your income band. A one-off CGT computation typically costs £200 – £500 online. Missing the 60-day window triggers penalties and interest.
Penalties that dwarf accountancy fees
HMRC applies an automatic £100 penalty for a late return, followed by daily penalties of £10 for up to 90 days, then further charges at six and twelve months. Payments are due by 31 January and 31 July under payments on account. Late payment interest is added on top. A reliable accountant who files on time is cheaper than one slip.
When paying more makes sense
Pay for a higher tier if you hold property through a company, plan incorporation, own HMBOs or HMOs, have overseas rental income, or face an HMRC letter. One-off advice often costs £150 – £300 an hour, which is excellent value against the tax at stake.
Choosing the Right Landlord Accountant and Keeping Costs Down
Start with your records, not the accountant
The single biggest way to cut your bill is to hand over clean information. Keep a simple spreadsheet or a landlord app, store receipts digitally, and separate personal spending from property costs. Accountants charge for time, and untidy bank statements consume it.
Check the credentials properly
Ask whether the firm is regulated by ICAEW, ACCA, AAT or CIOT, and whether it holds professional indemnity insurance. HMRC also requires anti-money-laundering supervision for accountancy businesses, so a legitimate firm will show you its registration without hesitation.
Compare like with like
Three quotes are useful only if each covers the same scope. Make sure each states the number of properties, whether MTD quarterly updates are included, and how joint ownership is treated. A £220 quote without MTD is not cheaper than a £360 quote with it.
Questions worth asking before you sign
Ask who will prepare your return, how quickly they reply, how they handle HMRC correspondence and whether the fee is fixed for the year. A good firm will also tell you honestly if you do not need all of its services.
Spotting poor value
Be wary of firms promising to “slash your tax bill” without seeing your figures, offering extremely low flat fees for any number of properties, or being reluctant to explain their method. Tax saving for landlords comes from correct claims, careful timing and sensible ownership structures, not tricks.
Final thoughts on cost versus value
For most individual landlords, a sound Landlord Online Tax Accountant in the UK will cost somewhere between £250 and £600 a year, with companies paying more. Set that against Section 24, MTD obligations, CGT deadlines and penalty exposure, and the fee looks modest.
Choose a firm that explains its pricing clearly, files on time and understands property taxation, give it tidy records, and review the relationship each year as your portfolio grows. That approach protects both your rental profit and your peace of mind.