CGT on Property Calculator
Capital Gains Tax Breakdown
Total Gain-
Private Residence Relief-
Annual Exempt Amount-
Taxable Gain-
CGT at 18% (basic rate)-
CGT at 24% (higher rate)-
Total CGT Payable-
CGT Rates on Residential Property 2025/26
| Tax Band | Rate (Residential) | Rate (Other Assets) |
|---|---|---|
| Basic rate taxpayer | 18% | 10% |
| Higher/additional rate | 24% | 20% |
| Annual exempt amount | £3,000 | £3,000 |
| Reporting deadline | 60 days | Self-assessment |
From 6 April 2024, residential property CGT rates are 18% (basic) and 24% (higher/additional). The annual exempt amount has been reduced to £3,000.
CGT Reliefs Available
Private Residence
Full/Partial
Lettings Relief
Up to £40k
Annual Exempt
£3,000
Transfer to Spouse
No gain/loss
Report Within
60 days
Last 9 Months
Always exempt
How to Use This Calculator
1
Enter purchase and sale prices
The difference forms the basis of your capital gain.
2
Add costs and improvements
Stamp duty, solicitor fees, estate agent fees, and capital improvements reduce the gain.
3
Select your income tax band
Your income tax band determines whether CGT is charged at 18% or 24%.
4
Check for Private Residence Relief
If you lived in the property at any time, partial relief may apply.
5
Review the CGT calculation
See the full breakdown including reliefs, exemption and tax payable.
Frequently Asked Questions
How much CGT do I pay on a property sale?
For 2025/26, you pay 18% on gains within your basic rate band and 24% on gains above that. The first 3,000 pounds of gains each tax year is exempt. So on a 100,000 pound gain, a higher rate taxpayer would pay approximately 23,280 pounds in CGT (after the 3,000 exempt amount).
Do I pay CGT on my main home?
No. Private Residence Relief means your main home is exempt from CGT when sold. You must have lived in the property as your main residence. The last 9 months of ownership are always exempt, even if you have moved out. If you lived there for part of the ownership period, you get proportional relief.
When do I need to report CGT on property?
You must report and pay CGT on UK residential property within 60 days of completion. This is done through the HMRC online capital gains tax service (not self-assessment). You still need to include the gain on your self-assessment return, but the tax payment deadline is 60 days. Late reporting attracts penalties.
What costs can I deduct from CGT?
Allowable costs include: purchase price, stamp duty paid on purchase, solicitor fees (buying and selling), estate agent fees, survey costs, and capital improvements (extensions, renovations). You cannot deduct mortgage interest, routine maintenance, or furnishing costs. Keep receipts for all deductible costs.
What is lettings relief?
Lettings relief applies if you let out a property that was also your main home. The relief is the lower of: the PRR amount, 40,000 pounds, or the gain attributable to letting. Since April 2020, lettings relief only applies if you shared occupation of the property with the tenant, making it much less commonly available.
Official Sources & References
Data verified against official UK government sources. Last checked April 2026.