Capital Gains Tax Calculator for Property

Estimate your Capital Gains Tax liability when selling an investment property or second home

Property Details
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Costs & Improvements
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Stamp duty, legal fees, surveys, etc.
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Extensions, new kitchen, bathroom, etc. (Not repairs/maintenance)
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Estate agent fees, legal fees, etc.
Tax Details
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Your total income excluding the capital gain
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Amount of your annual CGT allowance already used this tax year
Private Residence Relief
Capital Gains Tax Rates & Allowances for 2025/26
Annual Tax-Free Allowance
Annual exempt amount £3,000
CGT Rates for Residential Property
Tax Band Residential Property Other Assets
Basic rate taxpayer 18% 10%
Higher/Additional rate taxpayer 28% 20%
Available Reliefs

Private Residence Relief (PRR) means you don't pay CGT for the period a property was your main home. This includes:

  • The time you lived in it as your main home
  • The last 9 months of ownership, even if you weren't living there (this was previously 18 months, then reduced to 9 months from 6 April 2020)
  • Periods of absence up to 3 years for any reason, if you lived in the property before and after
  • Periods when you worked abroad, if the property was your main home before and after

The relief is calculated based on the proportion of time the property qualified for PRR compared to the total ownership period.

From 6 April 2020, Lettings Relief is only available if you were in shared occupancy with your tenant. The relief is the lowest of:

  • The amount of Private Residence Relief you're getting
  • £40,000
  • The gain you made while letting out part of your property while living there

Note: Before 6 April 2020, Lettings Relief was more generous and applied even if you weren't living in the property when it was let out.

If you sell a business property and buy a new one, you may be able to delay paying CGT by claiming Business Asset Rollover Relief. To qualify:

  • You must use both properties for your business
  • You must buy the new property within 3 years of selling the old one (or up to 1 year before)
  • You must use all the proceeds from the sale to buy the new property

If you qualify, you won't pay CGT until you sell the new property, unless you don't use all the proceeds for the new purchase.

About Capital Gains Tax on Property
Who Pays Capital Gains Tax on Property?

You may have to pay CGT when you sell a property that's not your main home. This includes:

  • Buy-to-let properties
  • Second homes
  • Business premises
  • Land
  • Inherited property (if it's not your main home)

You generally don't pay CGT when selling your main home (also known as your Principal Private Residence).

How to Reduce Your CGT Liability
  • Keep records of all allowable costs - Purchase costs, selling costs, and improvement expenses can all reduce your gain
  • Use your annual CGT allowance - Consider timing your sale to use your annual exempt amount effectively
  • Transfer assets to your spouse - Transfers between spouses are tax-free, potentially allowing you to use two annual allowances
  • Claim available reliefs - Including Private Residence Relief for periods when you lived in the property
  • Offset losses - Capital losses can be offset against gains in the same tax year or carried forward
How to Report and Pay CGT

For property sales on or after 27 October 2021:

  1. Report and pay within 60 days of completing the sale using the UK Property Account service
  2. Also declare on your Self Assessment tax return if you're registered for Self Assessment

If you're a UK resident and the property is in the UK, you can choose to report and pay the CGT either:

  • Within 60 days of completion, or
  • As part of your annual Self Assessment tax return

However, for most people, the 60-day reporting requirement applies regardless of whether you also need to report it on your Self Assessment tax return.