Capital Gains Tax Calculator UK 2025/26 | CGT on Property & Shares
Calculate UK Capital Gains Tax on property, shares and investments. Free CGT calculator with 2025/26 rates — 18%/24% for all assets assets.
UK Capital Gains Tax Calculator 2025/26
Calculate your UK Capital Gains Tax liability when selling property, shares, or other assets. This calculator uses the current 2025/26 HMRC rates and automatically applies the Annual Exempt Amount of £3,000.
CGT applies to the profit you make when you sell or dispose of an asset that has increased in value. You only pay tax on the gain — not the full sale price.
Calculate Your CGT
Understanding Capital Gains Tax
Capital Gains Tax (CGT) is a tax on the profit you make when you sell (or 'dispose of') an asset that has increased in value. You only pay tax on the gain — the difference between what you paid for it and what you sell it for, minus any allowable costs.
When Do You Pay CGT?
You may need to pay CGT when you:
- Sell an asset (property, shares, cryptocurrency, etc.)
- Give away an asset (the gain is calculated as if sold at market value)
- Transfer assets to someone else (except your spouse/civil partner)
- Receive compensation for an asset (e.g., insurance payout)
- Exchange an asset for something else
CGT Rates for 2025/26
Capital Gains Tax rates depend on the type of asset and your overall income:
| Asset Type | Basic Rate Taxpayer | Higher/Additional Rate |
|---|---|---|
| Residential Property | 18% | 24% |
| Shares & Securities | 10% | 20% |
| Cryptocurrency | 10% | 20% |
| Other Assets | 10% | 20% |
| Carried Interest | 28% | |
Allowable Costs You Can Deduct
You can reduce your taxable gain by deducting certain costs:
| Allowable | Not Allowable |
|---|---|
| Stamp Duty Land Tax (when you bought) | Interest on mortgages or loans |
| Solicitor/legal fees (buying and selling) | Repairs and maintenance |
| Estate agent fees (selling) | Building insurance |
| Capital improvements (extensions, new roof) | Running costs (utilities, council tax) |
| Valuation fees for tax purposes | Wear and tear allowance claimed |
| Advertising costs for sale | Money spent finding tenants |
CGT Rates: How They've Changed
| Tax Year | Annual Exempt Amount | Residential Property | Other Assets | ||
|---|---|---|---|---|---|
| Basic | Higher | Basic | Higher | ||
| 2025/26 | £3,000 | 18% | 24% | 18% | 24% |
| 2024/25 | £3,000 | 18% | 24% | 18% | 24% |
| 2023/24 | £6,000 | 18% | 28% | 10% | 20% |
| 2022/23 | £12,300 | 18% | 28% | 10% | 20% |
Key change: The annual exempt amount dropped from £12,300 (2022/23) to £6,000 (2023/24) to £3,000 (2025/26 onwards). This means more of your gains are now taxable. Residential property higher rate dropped from 28% to 24% from October 2024.
Worked Examples
Example 1: Selling a Residential Property
Sarah (higher-rate taxpayer) bought a second home for £200,000 and sells for £350,000. She paid £5,000 in allowable costs (stamp duty, legal fees).
Step 1 — Calculate gain: £350,000 - £200,000 - £5,000 = £145,000
Step 2 — Deduct annual exempt amount: £145,000 - £3,000 = £142,000 taxable
Step 3 — Apply higher rate (residential property): £142,000 × 24% = £34,080 CGT due
Sarah must report and pay within 60 days of completion.
Example 2: Selling Shares (Basic Rate Taxpayer)
Tom (basic-rate taxpayer, £35,000 salary) bought shares for £10,000 and sells for £25,000.
Step 1 — Calculate gain: £25,000 - £10,000 = £15,000
Step 2 — Deduct annual exempt amount: £15,000 - £3,000 = £12,000 taxable
Step 3 — Check tax band: Taxable income (£35,000 - £12,570) + £12,000 gain = £34,430 — still within basic rate band (£37,700)
Step 4 — Apply basic rate (shares): £12,000 × 18% = £2,160 CGT due
Example 3: Cryptocurrency Gain (Higher Rate Taxpayer)
Alex (higher-rate taxpayer, £60,000 salary) bought Bitcoin for £5,000 and sells for £20,000.
Step 1 — Calculate gain: £20,000 - £5,000 = £15,000
Step 2 — Deduct annual exempt amount: £15,000 - £3,000 = £12,000 taxable
Step 3 — Apply higher rate (crypto = other assets): £12,000 × 24% = £2,880 CGT due
HMRC treats crypto the same as shares — 18% basic rate or 24% higher rate.
CGT Reliefs and Exemptions
Private Residence Relief
You don't pay CGT on your main home if:
- You've lived in it as your main residence throughout ownership
- You haven't used it for business or let it out
- The grounds (including the house) are less than 5,000 square metres
Lettings Relief
If you let out your home but also lived in it, you may qualify for Lettings Relief. Since April 2020, this only applies if you were in shared occupancy with your tenant.
Business Asset Disposal Relief (BADR)
If you're selling shares in a trading company you work for, or disposing of a business you own, you may qualify for a reduced 10% rate on gains up to a lifetime limit of £1 million.
Investors' Relief
A 10% rate applies to qualifying gains on shares in unlisted trading companies, with a lifetime limit of £10 million.
Reporting and Paying CGT
For UK Residential Property
You must report and pay CGT on UK residential property within 60 days of completion using HMRC's online service. This applies to:
- Second homes
- Buy-to-let properties
- Land without a building
- Inherited property (if not your main home)
For Other Assets
Report and pay through your Self Assessment tax return by 31 January following the end of the tax year.
Official Sources & References
Frequently Asked Questions
The Annual Exempt Amount for 2025/26 is £3,000 per person (reduced from £6,000 in 2023/24). This means you only pay CGT on gains above this threshold. Married couples and civil partners each have their own allowance, so together can realise £6,000 of gains tax-free.
No, your main residence is usually exempt from CGT due to Private Residence Relief. However, you may owe some CGT if: you've let out all or part of it, used part exclusively for business, the grounds exceed 5,000 square metres, or you had a different main home for part of ownership. The last 9 months of ownership are always exempt if it was your main home at some point.
When you inherit property, your base cost for CGT purposes is the probate value (market value at date of death), not what the deceased originally paid. You pay CGT on the gain between this probate value and the sale price, minus allowable costs. Inheritance Tax and CGT are separate — paying one doesn't exempt you from the other.
Yes, capital losses can offset capital gains in the same tax year. If your losses exceed your gains, the excess can be carried forward to future years indefinitely. You must report losses within 4 years of the end of the tax year to carry them forward. Losses are deducted before applying the Annual Exempt Amount.
Yes, HMRC treats cryptocurrency as an asset for CGT purposes. You pay CGT when you: sell crypto for fiat currency (GBP), exchange one crypto for another, use crypto to pay for goods/services, or gift crypto. The rates are 18% (basic rate) or 24% (higher rate), same as shares. Keep detailed records of all transactions.
Your capital gains are added on top of your regular income. If this pushes you from basic rate into higher rate, part of your gain may be taxed at the basic rate and part at the higher rate. This is called 'band stretching'. The calculator assumes your entire gain falls within your stated band — for more complex situations, consult a tax advisor.
You must report and pay CGT on UK residential property within 60 days of the completion date using HMRC's online service. For other assets (shares, crypto, etc.), you report and pay through your Self Assessment tax return by 31 January after the tax year ends. Missing the 60-day deadline for property can result in penalties and interest.
No, gifts of property are treated as disposals at market value for CGT purposes. You would owe CGT on the gain as if you'd sold at market value (even though you received no money). However, if you gift your main home, Private Residence Relief may cover part or all of the gain. Gifts to spouses/civil partners are tax-free.
From 30 October 2024, Capital Gains Tax on shares and other non-property assets increased to 18% for basic-rate taxpayers and 24% for higher and additional-rate taxpayers. Previously the rates were 10% and 20%. Shares held in an ISA are completely exempt from CGT. The annual exempt amount of £3,000 applies before any CGT is charged. Use the calculator above to enter your gain and tax band to see your exact CGT bill.
Legal ways to reduce UK CGT include: (1) Use your £3,000 annual exempt amount each tax year — it cannot be carried forward. (2) Transfer assets to a spouse or civil partner before selling, as both partners can use their annual exemption. (3) Use ISAs and SIPPs to shelter investments from CGT entirely. (4) Offset capital losses against gains in the same or future tax years. (5) Time disposals across two tax years to use two annual exemptions. (6) Claim Business Asset Disposal Relief (10% rate) if selling a qualifying business.
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Last reviewed: February 2026 by Mustafa Bilgic, UK Tax Specialist | Verified with latest UK rates
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