Buy-To-Let - Is it worth it?
Given your potential earnings throughout your career, at some point you may consider going down the route of buying a Buy-To-Let property. There are many conflicting opinions on whether this is worthwhile or not. An increasing tax burden and an increasing level of tenant’s rights have meant less and less people are buying Buy-To-Let property. However, this type of investment may still be an option for those investors willing to take the risk.
There are two main perks of owning a Buy-To-Let, the rental yield and the potential increase in the property value. Typical rental yields (as in the rent you charge) range from 5% to 7%, although this depends on the property and location as there are vast ranges across the country. Here is an example:
Say you owned a property worth £200,000 and you were getting a rental yield of 6%.
Annual Rental Income = £200,000 x 6% = £12,000 (or £1,000 per month)
In addition to that, there’s also the potential increase in property value (realised when you sell the property). In England, average house prices increased over 2019 by 1.1% (to £247,000). Over the long term that can add up, but the important thing to note is that it is not guaranteed growth year on year. In fact, it is much more cyclical and there are many occasions where house prices have dropped, meaning you get back less than what you put in.
The tax can’t be that bad?
A few things to note here, not only do you pay a ‘3% surcharge’ on the Stamp Duty when you buy a second house (whether it is a rental or not), but there are elements of tax throughout the journey of owning a Buy-To-Let. After you have paid the increased Stamp Duty for buying the house, any profit from the rental income is taxed at your highest marginal rate of income tax (possibly 40%). Yes, you can claim back certain expenses (such as any maintenance costs or letting agency costs), but on the mortgage interest tax relief the rules have changed – you used to be able to claim at 40% as a higher rate taxpayer, but this is now capped at 20% for all. Although an Accountant would be best placed to calculate this, the taxation on any rental income can often mean you make little or no monthly profit when you take into account a Buy-To-Let mortgage on the property. Sometimes it can even mean you are subsidising the mortgage, not to mention any periods where the property is vacant. Then, when it comes to selling the property, you pay an enhanced level of Capital Gains Tax on the ‘profit’ from the sale (28% for Higher Rate Taxpayers or 18% for Basic Rate Taxpayers). Putting it simply, you are heavily taxed when you buy a house (Stamp Duty Surcharge), you are taxed whilst you rent it out (Income Tax) and you are taxed when you sell the property (Capital Gains Tax).
So, what’s the point?
Owning a Buy-To-Let property can give a good level of diversification in your investment portfolio (it is important not to rely solely on ‘cash-based investments’ or ‘stocks & shares’). It can generate good levels of return which could top-up your retirement, help you retire early or just provide an extra source of income. But be warned, it is not plain sailing: high taxation, periods where the property is vacant, likely maintenance costs and other fees such as letting agency costs do not make it a guaranteed way to make money.