What does the Capital Gains Tax on Property Calculator do?

Calculate CGT on residential property sales with PPR relief, costs and improvements deductions. All calculations are performed in your browser using official UK rates and thresholds.

Is this calculator updated for the 2025/26 tax year?

Yes. This calculator uses the latest HMRC rates and thresholds for the 2025/26 UK tax year, which runs from 6 April 2025 to 5 April 2026. Rates are verified against official HMRC publications.

Do I need to tell HMRC about this?

Whether you need to report to HMRC depends on your individual circumstances. If you are unsure, check GOV.UK or contact HMRC directly. This calculator provides estimates for guidance only.

Capital Gains Tax on Property Calculator

Calculate CGT on residential property sales with PPR relief, costs and improvements deductions.

Last updated: April 2026 · Source: GOV.UK — Tax when you sell property

Purchase Price

Sale Price

Buying/Selling Costs

Improvements

Other Income

Years Owned

Years Lived In

This was/is my main home (PPR relief)

Disclaimer

This calculator is provided for informational purposes only and should not be considered as financial or tax advice. All calculations are performed locally in your browser — no personal data is collected or sent to our servers. Rates and thresholds are sourced from HMRC and GOV.UK and are updated for the current tax year. Always verify results with HMRC or consult a qualified professional before making financial decisions.

How It Works

Capital Gains Tax on residential property is charged at higher rates than other assets. For 2025/26, basic-rate taxpayers pay 18% on residential property gains, while higher and additional-rate taxpayers pay 24%. The annual exempt amount of £3,000 applies before these rates are calculated.

Your main home is usually exempt from CGT under Private Residence Relief (PRR). If you lived in the property for part of the ownership period, partial relief is available. Letting Relief provides up to £40,000 of additional exemption if the property was once your main home and was subsequently let to tenants.

CGT on UK residential property must be reported and paid within 60 days of completion via the Capital Gains Tax on UK property service. This is earlier than the normal Self Assessment deadline. This calculator factors in PRR, letting relief and the £3,000 annual exemption to show your net liability.

Example: Buy-to-let sold for £80,000 gain, higher-rate taxpayer

Sale gain: £80,000
Private Residence Relief: £0 (never lived in property)
Less annual exempt amount: −£3,000
Taxable gain: £77,000
CGT at 24%: £77,000 × 24% = £18,480

Source: GOV.UK — Tax when you sell property

Frequently Asked Questions

What does the Capital Gains Tax on Property Calculator do?: Calculate CGT on residential property sales with PPR relief, costs and improvements deductions. All calculations are performed in your browser using official UK rates and thresholds.
Is this calculator updated for the 2025/26 tax year?: Yes. This calculator uses the latest HMRC rates and thresholds for the 2025/26 UK tax year, which runs from 6 April 2025 to 5 April 2026. Rates are verified against official HMRC publications.
Do I need to tell HMRC about this?: Whether you need to report to HMRC depends on your individual circumstances. If you are unsure, check GOV.UK or contact HMRC directly. This calculator provides estimates for guidance only.