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This is the flaw in your argument. If you declare the income from the lodger, then you are also entitled to claim the expenses. i.e floor m2 area of his/her exclusive rights bedroom as a % of the mortgage as a minimum. This would almost certainly be more than the board they are paying you...

Correct Don't declare it and don't claim expenses associated with it either. You are not running a "boarding house" which would be a business and therefore you'd declare income & expenses. But taking in 1 boarder on a casual basis is not a business. No CGT implications, it is a private...