Capital Gains Tax Calculator
Estimate the Capital Gains Tax on selling a residential investment property, based on your gain and your other income.
Capital Gains Tax Calculator
Estimate the Capital Gains Tax on selling a residential investment property, based on your gain and your other income.
Legal and agent fees, the SDLT you paid, and the cost of any capital improvements.
Salary, rental profit etc. for the year, before this gain. Sets how much is taxed at 18% vs 24%.
Assumes an investment or second property (no Private Residence Relief). Residential CGT must be reported and paid within 60 days of completion. If this was ever your main home, PRR and final-period relief can reduce the gain.
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Estimate the CGT on your sale
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How Capital Gains Tax on property works
When you sell a residential investment property for more than you paid, the gain is subject to Capital Gains Tax. The gain is the sale price less the original cost, less buying and selling costs (legal fees, estate agent fees, the SDLT you paid) and the cost of any capital improvements.
Every individual has an annual exempt amount, £3,000 for 2026/27. Above that, residential property gains are taxed at 18% to the extent they fall within your unused basic-rate band, and 24% above it. Your other income for the year matters: the more of your basic-rate band is used by income, the more of the gain is taxed at 24%.
Residential property has its own deadline. You must report the disposal and pay the tax within 60 days of completion using a CGT on UK property account, separately from your Self Assessment return. Missing it brings penalties and interest.
If the property was ever your main home, Private Residence Relief and final-period relief can reduce or remove the gain. That calculation depends on your periods of occupation and is not modelled here, so this tool assumes a pure investment or second property. We can work out your exact position, including any reliefs.
Frequently asked questions
What is the Capital Gains Tax allowance for 2026/27?
The annual exempt amount is £3,000 per person for 2026/27. Gains above this are taxable. A couple who jointly own a property have £3,000 each.
What rate of CGT do I pay on a buy-to-let?
Residential property gains are taxed at 18% to the extent they fall within your unused basic-rate band, and 24% above it. Your other income for the year determines how much of the gain falls into each rate.
When do I have to pay CGT on a property sale?
You must report the disposal and pay the Capital Gains Tax within 60 days of completion, using HMRC's CGT on UK property service. This is separate from, and earlier than, your Self Assessment return.
How much Capital Gains Tax will I pay on a property sale?
Take the sale price, deduct the original purchase price, the buying and selling costs (legal fees, agent fees, the SDLT you paid) and the cost of any capital improvements. Deduct your £3,000 annual exempt amount if it is still available. The rest is taxed at 18% or 24% depending on how much of your basic-rate band your other income has already used. On a £120,000 gain with a higher-rate income, the bill is close to £28,000.
Can I transfer property to my spouse before selling to cut the tax?
Transfers between spouses and civil partners who live together happen at no gain and no loss, so the transfer itself is not taxed and your spouse inherits your original base cost. Putting a share into joint names before a sale means two annual exempt amounts and potentially some of the gain taxed at 18% in a lower-earning spouse's basic-rate band. The transfer has to be a genuine outright gift and must complete before you exchange contracts on the sale.
What happens if I miss the 60-day CGT deadline?
HMRC charges a late filing penalty once the return is more than 60 days overdue, with further penalties at six and twelve months, and interest runs on the unpaid tax from day 61. The return is still required even if you also report the disposal on your Self Assessment, so filing the tax return later does not remove the earlier obligation.
Want to be sure of your position?
A calculator gives you the shape of the answer. We confirm your exact figure and the reliefs that apply to you. Tell us about your situation for a no-obligation review.