Capital Gains Tax calculator for property
Estimate the CGT due when you sell a buy-to-let, second home or inherited property that isn't your main home.
Your result appears here as you type.
An estimate from the figures you entered. It is not financial advice.
How CGT on property is worked out
Start with the sale price and take off what you paid, your buying and selling costs and any improvements. That's your gain. Take off the £3,000 annual exempt amount if you haven't used it, then add what's left on top of your taxable income for the year. Any part of the gain that fits under the £37,700 basic rate band is taxed at 18%, and the rest at 24%.
This calculator is for a property that was never your main home. If you lived in it at some point, part of the gain may be covered by Private Residence Relief, and letting relief can apply if you shared the home with a tenant. Those need a full calculation, which HMRC's own calculator or an adviser can do.
Worked example: selling a buy-to-let flat
Tom bought a flat in Bristol for £220,000, paying £6,000 in costs. He sells for £300,000 with £4,500 of fees. His salary is £40,000, so his taxable income is £27,430.
- Gain: £300,000 − £220,000 − £6,000 − £4,500 = £69,500
- After the £3,000 allowance: £66,500
- Basic rate band left: £37,700 − £27,430 = £10,270, taxed at 18% = £1,848.60
- The other £56,230 at 24% = £13,495.20
Capital Gains Tax due: £15,343.80, to be reported and paid within 60 days of completion.
Questions people ask
What is the Capital Gains Tax rate on property in 2026/27?
18% on any part of the gain that fits in your unused basic rate band, and 24% on the rest. Higher and additional rate taxpayers pay 24% on the whole taxable gain.
How much can I make tax-free when I sell a property?
The annual exempt amount is £3,000 for 2026/27, shared across all your gains in the year. Your main home is normally free of CGT under Private Residence Relief.
When do I have to report and pay CGT on a property sale?
Within 60 days of completion, using HMRC’s online Capital Gains Tax on UK property service. You may also need to include it on your Self Assessment return. Late reporting brings penalties and interest.
Which costs can I deduct from the gain?
Buying and selling costs such as solicitor fees, estate agent fees and Stamp Duty paid when you bought, and money spent on improvements like an extension. Repairs and maintenance do not count, and neither do mortgage payments.
Does my salary affect the CGT I pay?
Yes. Your gain is added on top of your taxable income. The more of your basic rate band your income has used, the more of the gain is taxed at 24% instead of 18%.
Sources
Rates and review
Uses rates for the 2026/27 tax year. Figures last checked against the sources on 25 October 2026.
Written by author to be named. Reviewed by qualified reviewer to be named.
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