Property Clues is a growing suite of easy, browser-based tools for UK landlords, property investors, developers and sourcers, all in one connected place. It helps you work out your tax, stay on top of compliance, track rent, and check whether a deal actually stacks up, from a single buy-to-let to an HMO, a serviced-accommodation unit, a rent-to-rent, or a full development appraisal. Everything shares one set of figures, so you enter your numbers once instead of juggling separate calculators, spreadsheets and apps that don't talk to each other. All built for current UK rules, and all in plain English.
What Property Clues does
Being a landlord has got more complicated: Section 24, Making Tax Digital, the Renters' Rights Act, rising costs and constant rule changes. Property Clues turns those worries into simple tools you can use yourself, in your browser, without needing to be "good with computers." Each tool shows your real figures and explains what they mean as you go.
Kept up to date. Every Property Clues tool is reviewed and updated on a regular basis to reflect changes in UK property legislation, tax rules and regulation, and to keep improving how easy the tools are to use. Updates are informed by official sources such as GOV.UK and by ongoing usability testing. Market figures used on the site, such as average house prices and rents by region and the Bank of England base rate, are refreshed from HM Land Registry, the Office for National Statistics and the Bank of England as new official data is published.
Who it's for
- Existing landlords (one property or many) who want to know their true tax position, avoid overpaying, and never miss a compliance date.
- Landlords dealing with arrears or damage who need dated evidence: check-in and check-out reports, the Ground 8 arrears figures and the records a solicitor asks for.
- Landlords who aren't confident with tax software: the tools are deliberately simple, with plain-English help on every figure.
- Aspiring investors who want to check a deal honestly before they buy, instead of trusting the hype.
- HMO, serviced-accommodation and rent-to-rent investors who need the true, room-by-room or night-by-night numbers after bills, voids and licensing.
- Developers and sourcers who need a proper development appraisal (GDV, costs, profit and residual land value) and a professional deal one-pager to present to investors.
- Commercial and mixed-use investors who need stamp duty, business rates, capital allowances, yields, leases and management in one place.
The tools
Every tool is listed above, and 12 of them are free to use: see them all on one page at Free tools for UK landlords. New tools are added regularly, and Founder's Pass and Team holders get every new tool free.
Popular calculators, all in one place. If you've searched for a rental yield calculator, buy-to-let calculator, HMO calculator (room-by-room yield), BRRR calculator, rent-to-rent calculator, Section 24 tax calculator, stamp duty (SDLT) calculator, development appraisal / GDV calculator, a capital gains tax on property estimate, a Making Tax Digital tool, a landlord inventory and check-in report, a Section 8 eviction checklist or a property portfolio tracker, Property Clues has it. The difference: unlike most free one-off calculators, these are connected (enter your figures once and they flow between tools), UK-specific and kept current, a one-off purchase with no subscription, and your data stays private on your own device.
Video tutorials for every tool
Every tool has a step-by-step video tutorial that walks through each box and result using a worked example, so you can see exactly how a tool works before you use it on your own figures. The Video tutorials page has all of them in one place with a search box: type the tool or topic you need, such as "stamp duty", "HMO", "Section 24" or "Making Tax Digital". Each tutorial also has its own page with the chapters and a written summary, and the same video appears on that tool's free live demo page.
Accountant-ready landlord tax spreadsheets (Excel and Google Sheets)
Property Clues gets a landlord's figures accountant-ready in minutes. The five landlord tax tools, the Rental Income & Section 24 Tax Calculator, Landlord Expenses Tracker, MTD for Landlords Quarterly Pack, Landlord Tax Return Checker and Limited Company vs Personal Name Calculator, each download a working Excel spreadsheet that also opens in Google Sheets:
- Live Excel formulas, not pasted numbers. Your figures sit in yellow cells and every result is a real formula, so your accountant can change a figure and the whole landlord tax calculation updates, exactly matching the tool.
- Laid out by SA105 box. A "For your accountant" section maps your rental income, allowable expenses and residential finance costs to the SA105 UK property pages of the Self Assessment tax return, box by box, including the Section 24 tax credit (20%, or 22% from April 2027).
- Making Tax Digital quarters. Income and expenses are totalled by HMRC MTD quarter with the quarterly update deadlines, ready for your MTD-recognised software or your accountant.
- Import back from Excel. If you or your accountant edit the spreadsheet in Excel or Google Sheets, Import from Excel puts the figures back into the tool, without duplicating anything you already have.
- One-click Accountant Pack in the Property CRM Workspace. Choose a tax year and download one Excel file with an SA105 summary, totals by property, every rent payment received and every landlord expense, plus notes for your accountant on where each figure came from.
It saves your accountant hours of re-typing receipts and bank statements, which usually means a lower bill. Property Clues prepares and organises your figures; it does not file your tax return or submit Making Tax Digital updates to HMRC. Those go through your accountant or HMRC-recognised software. How to use Property Clues with your accountant. See Making Tax Digital for landlords for how the tools cover each step of the MTD year.
What's new
The whole toolkit has a new, easier design with larger, clearer figures, and every tool works the same way. Recent additions and improvements:
- Video tutorials for every tool. A searchable Video tutorials page with a step-by-step video for each of the 44 tools and previews, each with its own page of chapters and notes. You can also find it in the Menu and in Questions and answers.
- Two new tools for when a tenancy goes wrong. The Property Inventory & Check-in Report records each room's condition with dated photos, meter readings, keys and tenant signatures, then compares check-out with check-in room by room. The Section 8 Eviction & Possession Checklist shows how the Section 8 grounds usually work in England now Section 21 has ended, works through the Ground 8 arrears figures and key dates, and gathers the records a solicitor would ask for. Both open inside the Property CRM Workspace and are included in the Founder's Pass and Team.
- Comparison and how-to guides on the blog: landlord software costs at 5, 10 and 20 properties, Making Tax Digital options, and worked examples for HMO yield and BRRR deals. Plus case examples for landlords.
- Working Excel export and import for the five landlord tax tools, and the one-click Accountant Pack in the Property CRM Workspace (see above).
- Backup and restore in every tool. More › Download a backup keeps a small file of your figures; More › Restore puts them back on this device or a new one. In the workspace, Back up everything saves every tool at once.
- Sync my devices (optional): keep your phone, tablet and laptop in step on one licence. Off unless you turn it on.
- Free live previews of every paid tool and of the Property CRM Workspace, with example figures, so you can see exactly what you get before you buy. The previews now open on a cleaner first screen with realistic worked examples, and you can try the green-outlined boxes with your own figures.
- Limited Company vs Personal Name Calculator: a new What are you comparing? switch. Buying new property in a company compares the yearly tax and running costs of each route; Moving property I already own adds the one-off transfer costs (Stamp Duty, Capital Gains Tax and fees) and how long they take to pay back. To weigh up keeping, selling or incorporating a property you already own, the Property Incorporation Calculator (Sell, Keep or Incorporate) sets all three side by side.
- Free email updates (optional): sign up on any free tool to get a short email when UK landlord tax rules or laws change. Unsubscribe at any time.
- Making Tax Digital for landlords: a new page showing how the Founder's Pass covers the whole MTD year, from logging costs and rent to quarterly figures and one file for your accountant. See how it works.
- All the free tools in one place: the 12 free tools on one page, grouped by renting rules, tax and MTD, and buying. Councils and landlord associations are welcome to share it. Free tools for UK landlords.
- Property Development Appraisal Tool: development finance, a phased-sales cashflow and peak funding, IRR, return on equity and equity multiple, a sensitivity table and a lender / JV report. The Development Appraisal Calculator gives profit on cost, profit on GDV and the residual land value.
- HMO Yield Calculator, Rent to Rent Calculator, Property Deal Packaging Tool, Property Deal Sourcing Pack, Property Incorporation Calculator (Sell, Keep or Incorporate) and EPC Upgrade Cost Planner.
- The Rental Income & Section 24 Tax Calculator also estimates Capital Gains Tax on a sale; the Buy to Let Calculator includes a comparable-value check and a lender rent cover illustration; the BRRR Calculator includes bridging-finance costs; the Rent Arrears Tracker includes a rent increase quick check; the Landlord Compliance Checklist includes EPC/MEES and deposit cap checks.
What makes it different
- Everything in one connected place. Most landlords end up with a folder of separate spreadsheets and single-purpose calculators that don't talk to each other. Property Clues joins them up: log a cost in the Landlord Expenses Tracker and it flows into your tax figures, save a deal in the Buy to Let Calculator and it appears in the Property Investment Comparison Calculator, record rent once and it counts everywhere. Enter each figure once and it flows through, so nothing is re-typed and nothing falls through the cracks.
- Your whole property picture, together. Tax, compliance, rent, deals and commercial management all live in one toolkit that shares a single property list, instead of a different login and a different bill for each job.
- Honest, not hype. Real numbers and real UK rules: the opposite of the get-rich-quick property gurus.
- One-off price, no subscription. You own the tools; free updates while a tool is available.
- Your data stays with you. Your figures are saved in your own browser on your own device, not on our servers, and the tools never touch your bank. Use Download a backup to keep a copy. The only exception is Sync my devices, which is optional and off unless you turn it on: it keeps a copy against your licence key so your devices stay in step. Analytics cookies are optional too: they only load if you press Accept, show which pages are visited, and never see the figures you type into the tools.
- Built for 2025/26, 2026/27 and 2027/28. Kept current with the tax rates, thresholds and rules that actually apply now.
- Made to be understood. Plain-English explainers and a "?" on figures you might not know, backed by a free plain-English property glossary that explains every key term with a worked example, so you can learn as you go.
Where Property Clues fits
Landlords have a whole range of options for tax and admin, from doing everything themselves to paying someone to do it all, and the cost climbs the more you hand over. Property Clues sits at the low-cost, stay-in-control end: it organises your figures so you can file yourself or hand an accountant-ready Excel spreadsheet, laid out by SA105 box, to your accountant. It does not file to HMRC, collect rent, or replace an accountant.
- Shoebox / spreadsheetFree, but hard work and won't meet Making Tax Digital's digital-records rule.
- Property Clues: organise it yourselfOne-off, from £19. Keep your figures and expenses tidy and ready, then self-file or hand them to your accountant. Cheapest way to stay organised and in control.
- Subscription software that also filesYou still do the data entry; it submits to HMRC. Typically billed monthly, every year.
- Accountant files for youYou keep records; they check and submit. An annual fee, usually rising under quarterly MTD.
- Fully managed / letting agentSomeone collects rent, chases arrears and handles the books. The most hands-off, and by far the most expensive (often a slice of your rent every month), usually plus an accountant.
The point of Property Clues: it makes being organised cheap and simple, so you don't need to rent software every month or pay a full-service to stay on top of things. Pair it with an accountant and you get a tidy, low-cost, in-control setup: you do the organising (made easy), they sign off and submit.
Pricing at a glance
Tools are a one-off purchase, not a subscription. Individual tools are low-cost, and there's a bundle for every kind of buyer:
- Core Toolkit: the everyday-landlord essentials (tax, compliance, records, buy-to-let & the UK map).
- Investor Pro: Core plus the advanced deal and strategy tools (BRRR Calculator, Property Investment Comparison Calculator, HMO Yield Calculator, Rent to Rent Calculator, Development Appraisal Calculator, the full Property Development Appraisal Tool, Property Portfolio Tracker, Property Deal Packaging Tool, Property Deal Sourcing Pack, Property Incorporation Calculator and EPC Upgrade Cost Planner) for investors, sourcers and developers.
- Commercial Bundle: both commercial suites together (Commercial Property Investment Calculator & Commercial Property Management Hub) plus the free Commercial Mortgage Calculator, the commercial equivalent of Investor Pro.
- Founder's Pass: everything, residential and commercial, including the Property CRM Workspace and every new tool free. The best value. Founder pricing is a launch price and will rise for new buyers; new tools are included while Property Clues offers them (see the terms).
- Team: the whole toolkit across multiple devices.
Twelve tools are 100% free, including the Stamp Duty Calculator incl. Buy to Let, Rental Yield Calculator (Lite), Section 24 Calculator (Lite), MTD for Landlords Threshold Checker, Tenancy Deposit Cap Calculator, EPC Checker for Landlords and Commercial Mortgage Calculator. Payment is a one-off card payment through Stripe, and your licence key appears straight after you pay. See current prices on the Property Clues website, or all the free tools on one page at Free tools for UK landlords.
Important note
Property Clues is for general education and illustration only. The tools produce indicative estimates from the figures you enter and are not financial, tax, legal, mortgage or investment advice. Always check figures against current GOV.UK/HMRC guidance and take advice from a qualified professional before making a decision.