Capital gains tax calculator for property
Selling a buy-to-let, a second home or a house you used to live in? This works out the capital gains tax on your share for the 2026/27 tax year, with private residence relief, the £3,000 exempt amount and the 18% and 24% rates, and shows every line of the working. It also gives you the date HMRC wants the money by.
The sale
You
Who owns it?
Was it ever your main home?
Capital gains tax to pay
£19,903.80
21.9% of your £91,000 gain
| Your gain | £91,000 |
| Annual exempt amount (£3,000) | −£3,000 |
| Taxable gain | £88,000 |
| £20,270 at 18% (basic-rate band left: £20,270) | £3,648.60 |
| £67,730 at 24% | £16,255.20 |
| Capital gains tax | £19,903.80 |
| Effective rate on your gain | 21.9% |
60-day deadline
You must report the sale and pay the tax through a Capital Gains Tax on UK property account within 60 days of completion. Add your completion date above to see the exact date.
Estimate only, not tax advice. Assumes you are UK resident, sold one property in the year, and that pension or Gift Aid payments are not extending your basic-rate band. Periods of absence that can count as living there (such as working away) are not modelled.
Selling soon and not sure about the relief, the deadline or who should own what? Ask landlords who have been through it in the free Discord.
Ask in the free DiscordHow it works
- Gain. Sale price minus selling costs, minus what you paid plus buying costs and improvements. Joint owners each take their share.
- Relief. If it was ever your main home, private residence relief removes the fraction of the gain for the months you lived there plus the final 9 months.
- Allowance. Losses come off next, then the £3,000 annual exempt amount (each owner gets their own).
- Rates. The taxable gain sits on top of your other income: 18% on the part inside your unused basic-rate band (£37,700 above your personal allowance), 24% on the rest.
Made a loss? There is no tax, and you can claim the loss with HMRC within 4 years of the end of the tax year you sold in to set against future gains. A loss on a former home is only claimable for the part private residence relief would not have covered.
Quick answers
How much capital gains tax do I pay when I sell a property?
For the 2026/27 tax year, take off the £3,000 annual exempt amount, then add the rest of your gain on top of your taxable income. The part that fits inside your unused basic-rate band is taxed at 18% and anything above it at 24%. A basic-rate taxpayer with a large gain often pays some at each rate.
Do I pay capital gains tax when I sell my own home?
Usually not. If it was your only or main home for the whole time you owned it, you have not let part of it out or used part only for business, and the grounds are under 5,000 square metres, private residence relief covers the whole gain. If you lived there for only part of the time, the relief covers that part plus the final 9 months, and the rest of the gain is taxable.
When do I have to pay capital gains tax on a property sale?
Within 60 days of completion. You report the sale and pay the tax through a Capital Gains Tax on UK property account. If you are UK resident and there is no tax to pay, for example because of a loss or full relief, you do not need to make this return.
What costs can I deduct from my gain?
The costs of buying (stamp duty, solicitor and survey fees), the costs of selling (estate agent and solicitor fees) and money spent improving the property, such as an extension. Normal maintenance such as decorating and repairs does not count.
Does owning a property jointly reduce the tax?
Often, yes. Each owner is taxed only on their own share of the gain, gets their own £3,000 annual exempt amount and uses their own basic-rate band. Two basic-rate owners splitting a gain can pay noticeably less between them than one owner selling alone.
Selling a rental? Read the guide to capital gains tax when you sell a rental, see what the property costs you in income tax each year with the landlord tax calculator, or price up your next purchase with the stamp duty calculator.
Rates and sources
Rules verified on 24 September 2026 against gov.uk for the 2026/27 tax year: CGT rates, annual exempt amount, income tax bands, working out your gain and allowable buying and selling costs, private residence relief and HS283, losses and the 60-day reporting rule.
Education, not tax advice. This is an estimate for a UK resident individual selling one residential property, and it does not cover every circumstance: lettings relief, periods of absence that count as living there, non-residents, companies and trusts all have their own rules. Check your figures with HMRC or a qualified accountant before you file.