Private landlords are increasingly looking to leave the rental market, including investors rethinking the buy-to-let property part of their later life income strategy. Offloading a buy-to-let portfolio in retirement may be the right decision, but experts have said it takes some careful planning to do right.
A total of 2.86 million unincorporated landlords declared income from renting property in 2023 to 2024, according to government figures, but many could be considering putting property on the market.
Around 40% of landlords in a recent survey by the website Property118 said they were intending to sell one or more of their properties in the next three years, with 27% of the 2,096 landlords asked planning to exit completely.
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Why are landlords selling up?
Many of today’s retiring landlords entered the market in a very different regulatory environment and built portfolios during what was a golden era for private landlords. The landscape today looks very different.
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“Higher taxes, mortgage interest restrictions, increased regulation, Making Tax Digital requirements and evolving tenant protections, including the gradual removal of Section 21 powers, have significantly increased both the cost and complexity of being a landlord,” said Isabella Galliers-Pratt, senior investment director at Rathbones.
The balance has shifted away from smaller private landlords towards larger, professional operators that are better placed to absorb these costs.
“Property can still provide a valuable source of regular income and a degree of inflation protection over the long term,” said Galliers-Pratt.
“However, landlords approaching retirement should assess whether those benefits adequately compensate them for the ongoing administrative burden, maintenance costs, regulatory obligations and tenant management responsibilities.”
Should I sell my buy-to-let portfolio?
For retirees, the key question is whether property remains the most efficient way of generating income in retirement.
“Many investors are surprised to find a diversified investment portfolio can offer greater liquidity and flexibility, while also providing comparable, and in some cases higher, levels of net income,” said Galliers-Pratt.
For many retirees, the decision to sell is more about simplifying their finances and reducing the demands on their time.
Matthew Beck, chartered financial planner at Smith & Pinching, said: “The hassle and cost of being a landlord is increasing, and in many areas yields are falling. Once you strip out tax, costs and the time it takes to run a portfolio properly, the actual returns many landlords get are a lot tighter than they look on paper.”
When helping clients in this position, he always starts with the same exercise: working out their real yield after tax, fees and maintenance, and comparing that figure to what the same capital could realistically do elsewhere.
“The answer is often an eye-opener,” said Beck. “This isn't a case for selling everything overnight, but it's a useful starting point in plotting a course that’s right for them.”
How to sell a buy-to-let property portfolio in retirement
If you’re a landlord who’s already weighing up an exit from buy-to-lets, the number of properties you own matters.
Selling an entire portfolio in one go to another investor can offer speed and ease, but as it involves selling to someone who's looking for a deal, the price you get is unlikely to be full market value.
Likewise selling a property with tenants in situ narrows your buyer pool to other buy-to-let investors, and this can make it harder to achieve a top price.
Selling a vacant property increases the pool of potential buyers and this could help you get a better price, said Beck, “but you need to weigh that against the gap in rental income you’ll have while it's empty”.
The supply of homes for sale outweighs buyer demand in some regions at present, so be prepared for it to take several months to sell.
Tax is the other thing to think about, and you should get proper advice before you decide to sell, not after.
Capital gains tax on residential property is charged at 18% within the basic rate band and 24% above it, and everyone gets a £3,000 annual exempt amount. Married couples and civil partners who own property jointly can combine this amount, meaning the first £6,000 would be CGT-free.
Any gain has to be reported and paid within 60 days of completion, which catches people out if they haven't planned for it.
Chartered financial planner Beck gave the example of one of his clients – a couple in their mid-70s with four buy-to-let properties worth a combined £1 million. Their portfolio brings in roughly £45,000 a year in gross rent.
“On paper that sounds healthy, but it's actually less than they need to enjoy this stage of their retirement,” he said. “They've told me they feel limited by having to live on what the rent brings in each month, and are ready to sell up.”
“Our aim is to bring down their tax burden and give them more money to spend in the years they actually want to spend it, while keeping the rest invested sensibly, rather than sitting idle,” said Beck.
The other thing landlords should factor in now is timing. In April 2027, rental income tax rates will rise by two percentage points across the board, which will squeeze the returns you make on BTL even further. “That's not a reason to panic sell, but it is a reason to re-run the numbers to see how it will affect you,” Beck said.
“My advice to any landlord is: don't rush it, get proper tax advice before you do anything, and think as hard about what the money is for once it's freed up as you do about the sale itself."
Selling a buy-to-let portfolio checklist
Saif Derzi, property trading expert at Landlord Resource, said there are a few key things for landlords to consider before selling up.
- In England, the tenant position is particularly important in 2026. Since 1 May, landlords have been unable to use Section 21 to seek possession of their property. If a landlord wants to sell and needs possession, they can use Ground 1A, but they only do this after the tenant has lived in the property for 12 months and the landlord has given them four months’ notice.
- Selling a property portfolio should be based on whether the property is still delivering after mortgage costs, maintenance, insurance, management, tax, and the landlord's own time to justify the work and concentration of risk involved.
- For someone entering retirement, compare the buy-to-let portfolio's net income with the income they could potentially generate from the net capital released by selling up, for example, if the money were invested instead.
- Landlords won't necessarily need to sell everything. Disposing of the least profitable, most highly leveraged, or most management-intensive properties can be a way of releasing capital while retaining some rental income.
- Look at the whole cost and process of selling, rather than just the asking price. Get a realistic valuation and check the mortgage balance, any early repayment charges, and the likely selling costs.
