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Capital Gains Tax Calculator (Property)
Enter your purchase and sale price to estimate the CGT on selling a second home, buy-to-let or inherited property, including Private Residence Relief if you ever lived there.
Step 1 · The sale
Solicitor and agent fees, stamp duty paid when you bought, and money spent improving the property. Routine repairs and mortgage interest don't count.
Salary or profits before the gain. Decides how much of the gain is taxed at 18% rather than 24%.
Step 2 · Did you ever live there?
The final 9 months of ownership are automatically added as deemed occupation.
Only if you shared occupancy with a tenant. Most landlords don't qualify, so leave this at 0 unless you're sure, or ask us.
How is this calculated?
Your gain is sale price minus purchase price minus allowable costs (legal and agent fees, stamp duty on purchase, and money spent improving the property). If the property was ever your main home, Private Residence Relief exempts a proportion of the gain equal to the months you lived there plus an automatic final 9 months of ownership, divided by total months owned.
After reliefs, the first £3,000 of gain is exempt (the annual exempt amount). What's left is taxed at 18% within your remaining basic-rate band (based on your other taxable income this year, up to £50,270), and 24% above it.
These figures are for guidance only, based on 2026/27 rates for a single, sole-owned disposal with no other gains or losses that year. They don't account for jointly owned properties, inherited property base costs, or multiple disposals. Speak to us before making decisions.
How Capital Gains Tax works on a property sale
CGT applies when you sell a property that isn't exempt as your only home, such as a second home, buy-to-let or inherited property. The tax is on the gain, sale price minus purchase price minus allowable costs, not on the full sale price.
Quick example: a property bought for £150,000 and sold for £280,000 with £5,000 of allowable costs gives a gain of £125,000. With no Private Residence Relief and £30,000 of other income, that works out to roughly £28,064 of CGT. If the owner lived there for 24 of the 120 months they owned it, Private Residence Relief cuts the CGT to roughly £19,814.
Reporting and paying within 60 days
UK residential property gains with tax due must be reported and paid within 60 calendar days of completion, through HMRC's online Capital Gains Tax service. This is separate from your normal Self Assessment deadline, so don't wait until January to deal with it.
Want the deeper read? See our guide: How to Pay Capital Gains Tax Online After Sale.
Capital Gains Tax calculator FAQs
What is the Capital Gains Tax rate on property for 2026/27?
18% on any gain that falls within your remaining basic-rate band, and 24% above it. Which band you're in depends on your other taxable income this year, not just the gain itself.
What is Private Residence Relief and do I qualify?
If the property was ever your only or main home, the months you lived there, plus an automatic final 9 months of ownership (even if you'd already moved out), are exempt from CGT as a proportion of your total ownership period.
Can I still claim lettings relief?
Only if you shared occupancy with a tenant while it was your home. It was withdrawn for most landlords from April 2020. Where it does apply, it's capped at the lower of £40,000 or the Private Residence Relief already given.
How long do I have to report and pay CGT on a property sale?
60 days from the completion date, through HMRC's online Capital Gains Tax service. This is separate from your Self Assessment deadline, and missing it triggers its own late filing and payment penalties.
Do jointly owned properties get taxed differently?
Each owner reports their own share of the gain and has their own £3,000 annual exempt amount and rate bands. For a 50/50 joint ownership, this usually roughly halves the tax bill per person compared to one person owning it outright.
How accurate is this Capital Gains Tax calculator?
It covers a single, straightforward sole-owned property disposal for 2026/27. It doesn't account for other gains or losses in the same tax year, jointly owned properties, or inherited property base cost rules, so check more complex cases with an accountant.
Based on 2026/27 rules. See GOV.UK: Capital Gains Tax.