Sold a UK property and need to know how much Capital Gains Tax you owe? Type in your figures below (sale price, original purchase price, costs, and your tax band) and this calculator gives you a CGT estimate in under 30 seconds. No email needed. No sign-up. The figures stay in your browser.
For UK residents disposing of UK residential property where contracts exchanged on or after 6 April 2024. Uses the 2026/27 rates (18% / 24%) and the £3,000 annual exempt amount. Rates reviewed May 2026.
UK tax residence on the date of saleIf you were non-UK resident at the date of sale, you must file a 60-day CGT return on every UK property disposal, even a loss or zero-gain sale. UK residents only file when there's tax to pay. Split year / treaty cases: the accountant decides.
Was this ever your only/main home?If the property was your main residence at any point, you may qualify for Principal Private Residence Relief, a partial or full exemption from CGT.
Your income tax bandCGT on residential property is taxed at 18% (basic rate) or 24% (higher/additional rate), depending on your total income in the tax year of disposal.
Joint ownership?If you own the property with someone else, each owner files separately and pays CGT on their own share of the gain only.
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Estimate only, not tax advice. These figures are a rough guide based on the limited details above and 2026–27 rules. They don’t account for lettings relief, deemed occupation, trust rules, or your full circumstances, and must not be relied on for filing. Always have a qualified accountant confirm the figures before you submit anything to HMRC.
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Capital Gains Tax (CGT) is a tax on the profit from selling an asset that has gained in value, not on the sale price itself. For a UK property sale, HMRC calculates CGT in seven steps. The calculator above models steps 1 to 6; a Chartered Accountant/Chartered Tax Advisor handles step 7 if you choose to file with us.
The rates below apply to UK residential property where contracts exchanged on or after 6 April 2024 (Spring 2024 Budget). For exchanges before 6 April 2024 the higher rate was 28%, not 24%. The calculator uses post-6-April-2024 rates. (The Autumn 2024 Budget on 30 October 2024 changed NON-residential rates but did NOT alter residential rates.)
| Item | 2026/27 | Notes |
|---|---|---|
| Basic-rate CGT (residential property) | 18% | For the portion of the gain falling within your unused basic-rate band (£37,700 minus your other income). |
| Higher-rate CGT (residential property) | 24% | For the portion of the gain above your basic-rate band. |
| Annual exempt amount | £3,000 | Per individual. Spouses each have their own, so use both on a joint disposal. |
| Filing deadline | 60 days | From completion (not exchange). Submitted via HMRC’s CGT-on-UK-Property service. |
| Late-filing initial penalty | £100 | Fixed, day 1 onwards. Plus £10/day from month 3 (cap £900). Plus 5% of tax (min £300) at months 6 and 12. |
This is a customer-facing estimator. It is intentionally simpler than the chartered accountant or Chartered Accountant/Chartered Tax Advisor’s full computation. Use it to size the bill; use us to file the return.
For a Chartered Accountant/Chartered Tax Advisor-signed return using the full computation, see our pricing, from £199.
Sarah sold a buy-to-let flat in Bristol in March 2026. She never lived in it. Pure rental from day one. She owns it jointly with her partner (50/50). Assuming both are higher-rate taxpayers.
| Sale price (completion statement)The amount Sarah received on legal completion, taken from the completion statement issued by her solicitor. Not the asking price. | £350,000 |
| Original purchase price (2014)What Sarah paid for the property in 2014. SDLT paid at purchase is shown separately below and also reduces the gain. | £200,000 |
| Gross gainSale price minus original purchase price. This is before any allowable costs or reliefs are deducted. | £150,000 |
| Solicitor + EA fees on saleAllowable disposal costs: estate agent fees and solicitor/conveyancing fees paid when selling. These reduce the taxable gain. | £6,000 |
| Stamp Duty Land Tax (SDLT) paid on purchase (2014)Stamp Duty Land Tax paid when buying the property in 2014. An allowable acquisition cost: it increases the base cost and reduces the gain. | £1,500 |
| New kitchen + bathroom (2018)Capital improvements that permanently enhance the property. Allowable costs. Routine repairs and redecorating do NOT count, only structural or permanent improvements. | £15,000 |
| Adjusted gainGross gain minus all allowable costs (sale fees, SDLT on purchase, capital improvements). This is the gain before reliefs and the annual exempt amount. | £127,500 |
| Private Residence Relief (never main home)Private Residence Relief (PRR) exempts gains from CGT if the property was your main home. Sarah never lived here (it was always a rental), so no relief applies. | £0 |
| Sarah's share (50%)Joint owners each report their own share of the gain on a separate CGT return. Sarah and her partner each own 50%, so each reports £63,750, not the full £127,500. | £63,750 |
| Annual exempt amountThe CGT tax-free allowance: £3,000 per person for 2026/27. Each owner gets their own allowance. It cannot be carried forward: any unused portion is lost. | £3,000 |
| Taxable gainThe amount subject to CGT after deducting the annual exempt amount. Sarah pays CGT on £60,750. | £60,750 |
| CGT at 24% (higher rate)Higher-rate and additional-rate taxpayers pay 24% CGT on residential property gains. Basic-rate taxpayers pay 18% (subject to remaining basic-rate band). The higher rate dropped from 28% to 24% on 6 April 2024 (Spring 2024 Budget). The rate is fixed by the date contracts exchanged. | £14,580 |
Sarah’s partner files their own return on their own £63,750 share, also at 24%, and owes the same £14,580. Combined household CGT bill: £29,160. Both must file within 60 days of completion (March 2026 → late May 2026 deadline).
Yes. The calculator is free, requires no email or sign-up, and works in your browser. Nothing leaves your device. We only charge if you choose to file with us (from £199).
For UK residential property where contracts exchanged on or after 6 April 2024, the rates are 18% (basic-rate taxpayers) and 24% (higher and additional-rate taxpayers). Before 6 April 2024 the higher rate was 28%. The calculator lets you choose which band applies to your unused basic-rate band on the gain.
The CGT annual exempt amount is £3,000 per individual for the 2026/27 tax year. Spouses and civil partners each have their own £3,000 allowance, so a joint disposal can use £6,000 in total.
Yes, at a simplified level. You can mark the property as never, partly, or mostly your main home and the calculator applies a 0%, 50%, or 100% relief factor. The Chartered Accountant/Chartered Tax Advisor calculates the precise day-by-day PRR factor (including the final-9-month rule, deemed occupation, and lettings relief where applicable) before we file with HMRC.
Solicitor and estate agent fees, surveys, stamp duty paid on purchase, and capital improvements (extensions, new kitchen, loft conversion). Ordinary repairs and decoration are NOT allowable. Keep receipts. HMRC can ask for them up to four years after filing.
Sixty days from the completion date, not exchange. The return must be submitted and the tax paid within this window. Missing the deadline triggers a £100 fixed penalty, escalating £10/day after 3 months (capped at £900) and 5% of the tax due (or £300, whichever is greater) at 6 months and at 12 months.
Use the probate value as the "Original purchase price". CGT on an inherited property is calculated on the gain since probate, not since the deceased's original purchase. The 60-day rule still applies once the executor or beneficiary disposes of the property.
No, this is a customer-facing estimator only. The HMRC submission uses the Chartered Accountant/Chartered Tax Advisor's full computation, including reliefs the calculator does not model (lettings relief, deemed occupation, Section 162 incorporation relief, s.225 trust rules, business-asset disposal relief). If you choose to file with us, we recompute properly before signing.
For more on the underlying rules, see our chartered-accountant-written guides: the 60-day deadline explained, Private Residence Relief, allowable costs vs repairs, and the 2024 CGT rate changes (residential dropped 6 Apr; non-residential rose 30 Oct).
Upload the completion statement, confirm the figures. A Chartered Accountant/Chartered Tax Advisor reviews, signs and files it for you.
Start my return →Reviewed £199 · Chartered sign-off · Typically 1 to 3 working days, guaranteed within 5 · Emergency from £699