Software & Property

I’m Clive — a qualified Chartered Accountant and hands-on property investor with over 30 years’ experience helping people make smarter financial decisions and build long-term wealth.

My day-to-day work is split between:

Investing in high-yield HMO properties across the North West and Yorkshire

Advising landlords, builders, and small businesses on tax, accounting and compliance

And I love both.

Because I believe smart property investing and smart tax planning go hand-in-hand — and most people don’t get either right.

Hello... I'm Clive Cass

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Accounting Software

There are 4 ways to maintain your accounting records:

Manual (paper and pen);

Excel which is a spreadsheet that replicates manual records;

Integrated Accounting software such as Quickbooks, Xero, FreeAgent & SAGE.

Integrated Systems

Integrated accounting systems are the way to go when your accountancy and tax requirements reach a certain level of complexity. This will often be the case if you act as a limited company and need a Balance sheet or where you are VAT registered. I am happy to advise what software you will need now and when it is time for you to move on to something else.

Microsoft Excel

Excel is MTD compliant however will not easily cope with more complex issues such as VAT, large portfolios and limited companies where a balance sheet is required. If this is all you can manage it is however a reasonable way (and better than manual records) to provide the information to your book keeper to transfer, if necessary, to accountaing software. I can of course set you up on a suitable Excel accounting system, such as my free one designed for small businesses.

These systems are ideal for landlords of Buy to Lets who want to either manage them rather than get an estate agent to do so or who want to at least be actively involved in some aspects of the management.

The accounting systems are excellent but are limited in that they generally cannot handle VAT or produce a balance sheet which is a requirement for limited companies.

The real beauty of these systems is that they are really simple to use and provide a lot of management information from simple reminders about deadlines for insurance or safety checks to details of tenancies and even great financial information such as rental yields, equity and remortages.

Property Management & Accountancy Systems

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Elite Broker Blogs

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Higher rates of Stamp Duty Land Tax

Property Investing| Tax

June 26, 2026•3 min read

Higher rates of Stamp Duty Land Tax

Whilst many know that there is a stamp duty land tax (SDLT) surcharge for those buying an additional property, the rules that dictate when the surcharge is payable are not as well known. SDLT applies to property in England and Northern Ireland, although there are equivalent taxes in Scotland and Wales.

This factsheet is aimed at individuals, but partnerships and companies may also need to pay higher rates of SDLT.

The higher rates

The higher rates of SDLT apply when a person buys a residential property (or part of one) that is worth £40,000 or more. The rates apply to the value of a property or lease premium as follows from 1 April 2025:

·Up to £125,000 – 5%

·The next £125,000 – 7%

·The next £675,000 – 10%

·The next £575,000 – 15%

·The remainder – 17%

The higher rates apply if a person is buying an additional residential property. The rates are 5% higher than if a person were buying their only property.

What is meant by ‘additional residential property?

A property is ‘additional’ for these purposes if:

·It is worth £40,000 or more;

·It is not the only property worth £40,000 or more that is owned (or part owned by the person);

·The person has not sold or given away their previous main home; and

·Nobody else has a lease on the property with more than 21 years left to run.

These criteria not only apply to the buyer, but also their spouse or anyone they are buying the new property with.

Example - buying with spouse

If a person is buying a property and their spouse or civil partner is subject to the higher SDLT rates (e.g. they already own a property), the higher SDLT rates will apply to the transaction, even if the spouse is not buying the new property.

Example - buying with another person

When buying property with one or more other people, if any of the buyers has to pay the higher rates, the higher rates will apply to the transaction as a whole.

Exclusions

The higher rates will not apply to:

·A person who uses the new property as their only/main home and has previously given away or sold their last only/main home;

·Property that is worth less than £40,000, mixed-use or moveable (e.g. a mobile home);

·Transfers between spouses, where no one else is involved in the transfer; or

·A person who inherited a share of a dwelling less than 3 years ago, and their share in the property does not exceed 50%.

Refunds of higher-rate SDLT

If a person has paid higher rate SDLT and sells or gives away their previous home in the next 3 years, it may be possible to get a refund for the higher rate SDLT.

This does not apply if the person’s spouse still owns all or part of the previous home.

Further information

This factsheet is not exhaustive and we recommend that you seek professional advice if you think you may be affected by higher rate SDLT.

Guidance on the higher rates of stamp duty can be found here: https://www.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property#the-higher-rates

property investingtax

Clive Cass

Clive Cass is a Chartered Accountant & Property Investor who shares his insights into the world of Property Investing. Read along with him as he breaks-down all the facts, information and legislation into easy to follow blog posts.

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