Property CGT Calculator 2026/27

How it works

This calculator computes property capital gains tax using 2026/27 HMRC rules:

1. Calculate the gross gain: sale price minus purchase price, buying costs, selling costs and improvement costs, scaled by your ownership share.
2. Deduct any capital losses (current or carried-forward).
3. Deduct any remaining annual exempt amount (£3,000 for 2026/27).
4. Split the taxable gain across the basic-rate and higher-rate bands based on your other income.
5. Apply 18% to gains within the basic-rate band and 24% to the remainder.

Worked example

Using the default inputs: sale price £300,000 less purchase price £200,000 less buying costs £3,000 less selling costs £5,000 gives a gross gain of £92,000. After the £3,000 annual exempt amount, £89,000 is taxable. With income of £40,000, £10,270 of basic-rate band remains (£50,270 − £40,000), giving CGT of £1,849 at 18% and £18,888 at 24% — a total of approximately £20,737.

Assumptions

• Private Residence Relief (PRR) is not calculated. If the property was your main home for part of your ownership period, PRR can substantially reduce or eliminate the gain. Use the calculator as a starting point and consult a tax adviser for the PRR element.
• Lettings relief is not modelled (it is now limited to periods of shared occupancy).
• The calculator assumes a standard disposal — not a gift, part-disposal or compulsory purchase.
• Rates are for 2026/27 (18% basic rate, 24% higher rate for residential property).

Related guides

• CGT on Buy-to-Let Property
• CGT on a Second Home
• CGT Reporting Deadlines (60-day rule)

Official sources

• HMRC: Capital gains tax rates
• HMRC: Report and pay capital gains tax
• HMRC: Tax when you sell property

Frequently asked questions

• Do I pay CGT on my main home?

  Usually no — your main home qualifies for Private Residence Relief, which typically eliminates CGT entirely. This calculator is for second homes, buy-to-let and other residential property.

• Can I deduct stamp duty I paid when buying?

  Yes. Stamp duty land tax paid on purchase is an allowable buying cost and reduces your chargeable gain.

• What improvements can I deduct?

  Capital improvements that add value — such as an extension or new kitchen — are allowable. Maintenance and repairs are not. Keep receipts as HMRC may ask for evidence.

• When do I have to pay the CGT on a property?

  For UK residential property, you must report and pay within 60 days of completion using HMRC's online service. Late filing can result in penalties.