Sell or Keep? Rental Exit Planner for UK Landlords – Excel Calculator (2026/27)
Thinking of selling your rental property? Before you call an agent, find out what you'd actually walk away with, and whether keeping it would leave you better off.
Enter your figures and the planner gives you a clear verdict: sell now or keep, and if you sell, whether to sell with the tenants in place or wait until it's empty. Everything is included: agent and legal fees, your mortgage, capital gains tax, lost rent and the cost of an empty property.
What's inside
- Results dashboard – your verdict in one line, cash in hand for each selling route, and the year when keeping pulls ahead
- Sell with tenants vs sell empty – line-by-line comparison including the investor discount, notice period, empty months and preparation costs
- Keep vs sell projection – up to 25 years of rent, costs, mortgage (interest-only or repayment), income tax and capital gains tax, compared with selling and investing the cash
- Investor sales sheet – a printable one-page summary of rent, yield, tenant history and certificates to send to agents and investor buyers
- Agent comparison – compare three quotes side by side and see which leaves you the most after fees
- Sale timeline – week-by-week plan from decision to completion
Updated for the October 2026 Budget
Capital gains tax at 18% / 24% with the £3,000 allowance, the 60-day reporting deadline, and the property income tax rates from April 2027 as announced in the 28 October 2026 Budget: 24%, 44% and 49%, with mortgage interest relief at 24%. You can change any rate yourself.
Format
One Excel (.xlsx) workbook. Works in Microsoft Excel and Google Sheets. Example figures are included so you can see how it works before entering your own. Yellow cells are yours to fill in; everything else calculates automatically.
For individual landlords in the UK. Not for properties owned through a limited company. Estimates for planning, not financial or tax advice. From the team at Landlords Portal (landlordsportal.co.uk).