FREE TOOL · ENGLAND · 2026-27
Self storage business rates calculator.
Put in your rateable value and get the England bill for 2026-27, with the right multiplier and Small Business Rate Relief applied. The line most storage business plans budget at zero.
Your site · England, 2026-27
Not your rent and not your revenue — the Valuation Office Agency sets it. Look yours up on the VOA’s website, or ask them for an estimate before you commit to a site.
Estimated bill
Per year
£8,640
£720 a month
- Small business multiplier
- 43.2p
- Before relief
- £8,640
- Small Business Rate Relief
- Not eligible
Relief tapers from 100% at £12,000 to nil at £15,000 rateable value.
England only, 2026-27 multipliers. Wales, Scotland and Northern Ireland differ. An estimate from published figures, not a rates bill and not advice — confirm with the VOA or your local authority.
01 / What drives the bill
Rateable value, not rent
The most common misunderstanding is that rates track what you pay for the site. They do not.
Your rateable value is set by the Valuation Office Agency and is meant to represent the open-market annual rent of the property at a fixed valuation date. It is not your actual rent, not your turnover, and it does not move when your occupancy does. That is why it can be budgeted precisely once you know it — and why guessing it is dangerous, because the number is set by someone else entirely.
Two thresholds do most of the work. Below £12,000 of rateable value a sole property pays nothing after Small Business Rate Relief, which covers a great many small container sites — but the relief has to be claimed. Between £12,000 and £15,000 it tapers away. And at £51,000 the multiplier itself steps up, so a site just over that line pays proportionally more than one just under it.
02 / Common questions