How Much Does a Property Accountant Cost in the UK

Property tax in the UK is more complicated than ever. Section 24 restrictions, Making Tax Digital, interest relief changes, the rise of property SPVs, capital gains rules, inheritance tax planning, stamp duty complications, and constantly shifting legislation mean landlords and developers need the right support. Naturally the question follows. How much does a property accountant cost in the UK

The answer varies widely because no two landlords or property businesses have the same level of complexity. A single buy to let flat needs far less support than an HMO portfolio, a holiday let business, or a limited company with development activity. In my opinion the key is understanding what you are paying for, what level of work your situation requires, and how fees are usually structured.

This guide explains the typical cost of a property accountant, the factors that affect price, the services included, what landlords should expect at different portfolio sizes, whether specialist accountants are worth the premium, and how to get value for money when choosing a firm.

Why Property Accountants Charge Different Fees

Property is one of the most complex areas of UK taxation. Unlike simple employment income rental income interacts with:

• Section 24 finance cost restrictions

• Replacement of domestic items rules

• Revenue versus capital expenditure tests

• Capital Gains Tax on property

• Loss relief rules

• Incorporation decisions

• Stamp Duty Land Tax

• Multiple dwellings relief

• Annual Tax on Enveloped Dwellings for certain companies

• Holiday let and serviced accommodation rules

• VAT on commercial property

• Repairs versus improvements

• Mortgage structure and bookkeeping

• Company accounts for property SPVs

Because every landlord’s situation is different, accountants price their services based on complexity, volume of transactions, and the level of advice required.

Typical Costs for a Property Accountant in the UK

Although prices vary, we can summarise typical ranges for the majority of UK landlords and property investors.

1. Single Property Landlord

A basic service covering rental accounts and one Self Assessment return normally costs between:

£200 and £350 per year

This is for a simple scenario where a landlord:

• Owns one or two properties

• Has few expenses

• Does not have a limited company

• Keeps clean records

This is the entry level fee for the UK market.

2. Landlord With Several Residential Properties

For landlords with three to ten properties the workload increases sharply. There are more transactions, more expenses, more statements, and often more conversations needed about allowable deductions.

Typical cost:

£500 to £1,200 per year

The range depends on how organised the landlord is, whether bookkeeping is included, and whether the accountant must handle queries about capital spending, loan structure, or Section 24 calculations.

3. HMO Landlords

HMO portfolios are more complex because they involve:

• Multiple tenants

• Higher volume of expenses

• Council licensing

• Utilities and service charges

• Repairs and maintenance at higher frequency

Typical cost:

£800 to £1,800 per year

4. Holiday Lets and Serviced Accommodation

Furnished holiday lets have their own tax rules including:

• Capital allowance eligibility

• Business rate implications

• VAT considerations

• High transaction volumes

Typical cost:

£900 to £2,000+ per year

5. Property Developers

Developers need support with:

• VAT

• CIS

• Cash flow

• Revenue versus capital

• SPV company accounts

• Complex transactional bookkeeping

Typical cost:

£1,500 to £5,000+ per year depending on size.

6. Limited Company Property SPVs

For landlords who operate through a limited company, accountants must prepare:

• Full company accounts

• Corporation Tax return

• Bookkeeping

• Director payroll (if applicable)

• Dividend planning

• Confirmation statement

Typical cost:

£900 to £1,500 per year for a small SPV
£1,500 to £3,000+ per year for larger SPVs with multiple properties

7. Large Portfolios or Groups

Where portfolios exceed 15 to 20 properties, fees become bespoke due to:

• Bookkeeping volume

• Property management complexity

• Multi company structures

• Significant capital gains planning

• Strategy support

Typical cost:

£3,000 to £10,000+ per year

What You Get for Your Money

A property accountant offers far more than number crunching. In my opinion the biggest value comes from avoiding mistakes and reducing tax through correct planning.

Common services include:

1. Preparation of rental accounts

The accountant calculates:

• Rental income

• Allowable expenses

• Section 24 mortgage interest relief

• Replacement of domestic items relief

• Capital expenditure versus repairs decisions

• Property profit or loss

2. Self Assessment

Most landlords must file a Self Assessment tax return. This is included in basic packages.

3. Company accounts and Corporation Tax

If you use an SPV the accountant prepares your limited company accounts and submits CT600 returns.

4. Bookkeeping

Not always included. If added, bookkeeping usually increases the fee.

5. Tax planning

This is where specialist property accountants add value. Advising on:

• Incorporation

• Capital gains planning

• Spouse transfers

• Mortgage restructuring

• Use of LLPs

• Stamp Duty planning

• VAT for commercial property

• Holiday let tax relief

• Business rates

• Furnished holiday let classification

• Record keeping systems

6. Support during HMRC enquiries

If HMRC questions your figures a specialist accountant protects you.

7. Ongoing advice

Most landlords rely on an accountant to answer questions throughout the year.

You are paying for expertise and risk reduction as much as compliance work.

Factors That Increase the Cost

There are several reasons some landlords pay more than others for property accounting.

1. Number of properties

More properties mean more transactions, more expenses, and more reconciliation work.

2. Type of letting

Holiday lets, HMOs, and serviced accommodation always cost more to manage.

3. Limited company vs personal ownership

Company accounts are more complex than Self Assessment.

4. Level of advice required

Some landlords want ongoing strategic support not just end of year compliance.

5. Bookkeeping

If the accountant must process receipts, bank statements, and property transactions the fee increases.

6. Capital transactions

Buying or selling property involves complex tax work.

7. Mixed property types

If your portfolio includes residential, commercial, mixed use, or overseas property the work increases.

8. Tax planning needs

If you need capital gains planning, inheritance tax planning, or incorporation advice fees rise.

9. Your organisational skills

The cleaner your records the lower the fee. In my experience landlords who keep tidy spreadsheets, cloud storage, and clear statements always pay less.

How Property Accountants Charge

Property accountants typically use one of three pricing models.

1. Fixed annual fee

Most common. Gives certainty over cost.

2. Monthly subscription

For property SPVs, holiday lets, or landlords wanting ongoing support.

3. Hourly rate

Used for tax planning, one off advice, or consultancy projects.
Typical rate:

£100–£200 per hour

Hourly billing is more common for:

• Property tax planning

• Structuring advice

• Company restructuring

• Capital gains forecasting

• Stamp Duty planning

• Inheritance tax advice

Are Specialist Property Accountants Worth It

Some landlords choose a general accountant to save money. Others choose specialist property firms.

Specialist accountants are worth it when:

• You own more than two or three properties

• You use a limited company

• You develop or flip properties

• You own HMOs or holiday lets

• You want to incorporate

• You face capital gains

• You hold commercial property

• You want tax planning advice

• You expect future growth

Specialist property accountants understand property law, planning rules, SDLT quirks, and HMRC practice far better than general accountants.

In my opinion a specialist is worth every penny once your portfolio becomes more than basic.

Example Costs for Different Types of Landlords

Here are realistic examples of what landlords can expect to pay across the UK.

Example 1: One buy to let

• Rental accounts

• Self Assessment
  Cost: £250 per year

Example 2: Two residential properties, simple bookkeeping

Cost: £350 to £500 per year

Example 3: Five property portfolio

• Income and expenses for multiple properties

• More complex deductions
  Cost: £600 to £900 per year

Example 4: HMO landlord

• Multiple tenants

• Increased expenses
  Cost: £900 to £1,400 per year

Example 5: Furnished holiday let

Needs capital allowance planning.
Cost: £900 to £1,800 per year

Example 6: SPV company

• Accounts

• Corporation Tax

• Director’s Self Assessment
  Cost: £1,200 to £1,800 per year

Example 7: Large portfolio or development company

Cost: £3,000 to £10,000+ per year

What Affects Price by Region

Location matters. For example:

• London accountants charge the most

• South East prices are slightly lower

• Midlands are middle of the range

• North of England tends to be cheaper

• Online accountants may charge less with national coverage

However the specialist knowledge matters more than location.

Hidden Fees to Watch Out For

Some accountants charge extras that are not included in headline fees.

Watch for:

• Additional property charges

• Extra Self Assessment returns for spouses

• Capital gains calculations

• SDLT planning

• Bookkeeping

• HMRC enquiry handling

• Payroll for SPV directors

• Confirmation statements for companies

• VAT returns for commercial property

• Registered office fees

• Amendment fees

• Year round advice fees

Always ask what is included and what is extra.

Tips for Reducing the Cost of Your Property Accountant

In my opinion landlords can reduce fees significantly by improving record keeping and reducing time spent by the accountant.

Here are practical tips:

1. Keep clean digital records

Use spreadsheets, Google Drive, or accounting software.

2. Use a separate bank account

Never mix personal and rental expenditure.

3. Provide documents once not multiple times

Organise receipts and statements into one folder.

4. Reconcile your own expenses

Annotate statements so your accountant does not need to guess.

5. Keep mileage and travel logs

This saves time and reduces questions.

6. Ask for a fixed fee

This gives certainty and prevents escalating costs.

7. Only pay for services you need

Avoid paying for bookkeeping if you can manage it yourself.

Should You Choose a Cheap Accountant or a Specialist

Cheap accountants often seem appealing but the wrong advice can be far more expensive than the fee you saved.

A low price accountant might:

• Miss allowable deductions

• Handle Section 24 incorrectly

• Misclassify repairs versus improvements

• Fail to advise on incorporation

• Miscalculate capital gains

• Cause HMRC enquiries

• Fail to optimise income between spouses

• Miss VAT opportunities for commercial property

• Provide no proactive advice

A specialist costs more but often saves many times more in tax.

In my opinion the right accountant is an investment not a cost especially in property where mistakes can cost tens of thousands in tax.

When You Should Consider Upgrading Your Accountant

You should move to a more specialist accountant when:

• You buy your second or third property

• You consider forming a limited company

• You start developing property

• You buy HMOs or holiday lets

• You begin selling property

• You want to plan for inheritance tax

• You need advice beyond basic compliance

A general accountant is fine for a simple first property but not beyond that.

Final Thoughts

The cost of a property accountant in the UK can range from £200 per year for a simple landlord to £10,000 or more for a serious developer or large portfolio owner. The price depends on the level of work, your record keeping, the type and size of your portfolio, and whether you use personal ownership or limited companies.

In my opinion landlords should choose accountants based on expertise rather than price because property tax is complex and the consequences of mistakes are expensive. A good property accountant can save far more in tax than they cost, support you as your portfolio grows, and give you peace of mind that your affairs are handled correctly.

With the right accountant in place you can focus on growing your property business while leaving the tax and compliance in expert hands.