Capital gains tax on property calculator

It takes the sale price and deducts the purchase price, your buying and selling costs, and any capital improvements. What's left is the gain. Each owner then deducts the £3,000 annual exempt amount from their share, and the rest is taxed at 18% or 24% depending on how much of their basic rate band is left. The calculation runs in your browser and nothing you enter is stored.

The costs of buying and selling: SDLT paid on the purchase, solicitors' and surveyors' fees, and the estate agent's fee on the sale. You can also deduct capital improvements, such as an extension or loft conversion, that are still reflected in the property when you sell. Repairs, redecoration and mortgage costs can't be deducted from the gain; repairs are normally claimed against rental income instead.

An improvement adds something new to the property or changes its nature, like an extension, a loft conversion or a new garage. A repair or redecoration keeps the property in the condition it was already in, such as fixing a roof, servicing a boiler or repainting. Improvements go in the calculator's capital improvements box. Repairs don't, because they're an expense against rent. Some works are partly both and need splitting.

It works out how much of your £37,700 basic rate band is used by your other taxable income for the tax year of the sale, after the personal allowance. Gains that fit in the remaining band are taxed at 18%, and anything above at 24%. For portfolio landlords with significant rental profits, little or no band is usually left, so most of the gain is taxed at 24%.

Yes. Your rental profit for the tax year of the sale is taxable income, so it uses up your basic rate band just like salary or pension. Include it with any other taxable income for that year. Leaving it out would overstate how much of the gain falls in the 18% band. Under Section 24, your taxable rental profit is worked out before mortgage interest, so it may be higher than your cash profit.

Often, yes. Each owner is taxed on their own share of the gain, with their own £3,000 annual exempt amount and their own basic rate band. Choose 'two of us, equally' and the calculator splits the gain 50:50 and taxes each half separately. Where one owner has little other income, more of their share may fall in the 18% band. Unequal shares need a separate calculation for each owner.

It adds 60 days to the completion date you enter. That's the deadline for a UK resident to report the sale of UK residential property on a UK property return and pay the estimated CGT, where tax is due. Completion, not exchange, starts the clock. Late reporting or payment can mean interest and penalties, so it's worth gathering your purchase, cost and improvement records before the sale completes.

For UK residents, no. If there's no tax to pay, for example because the gain is within your annual exempt amount or covered by private residence relief, you don't need to file a UK property return. Non-residents are different: they must report every disposal of UK property within 60 days of completion, even if there's no tax to pay or they've made a loss. The calculator assumes you're UK resident.

Because it's designed for properties that were never your home. If you lived in a property before letting it, private residence relief can exempt part of the gain, and the final nine months of ownership always qualify. Lettings relief now only applies where you shared the home with a tenant. These reliefs depend on dates of occupation and absence, so they need a separate calculation. For a former home, the calculator will overstate the tax.

Not reliably. Non-residents pay UK tax on gains from UK property, but the rules differ. Gains on residential property owned before April 2015 can usually be worked out from its value at that date, and every disposal must be reported within 60 days of completion even if there's no tax to pay. The calculator assumes a UK resident seller using the original purchase price, so non-resident landlords should take advice.

No. The new property rates of 22%, 42% and 47% from April 2027 apply to rental income charged to income tax, not to capital gains. CGT on residential property is 18% and 24% in 2026/27, the same rates as for other assets. Your rental profit still uses up your basic rate band, though, so higher rental income can push more of a gain into the 24% rate.

No. A company pays corporation tax on its chargeable gains, at between 19% and 25% depending on its profits, rather than capital gains tax, and the individual's annual exempt amount doesn't apply. Getting the money out to shareholders is then taxed again, as dividends or on winding up the company. The calculator is for individuals selling property they own personally, so company sales need a separate calculation.

Usually, yes. A gift to a family member is treated as a disposal at market value, so you can owe CGT even though you receive nothing. Gift holdover relief doesn't generally apply to gifts of let residential property to individuals, and it's no longer available for former furnished holiday lets. You can use the calculator by entering the market value as the sale price, but remember there are no sale proceeds to pay the tax from.

It doesn't allow for capital losses, other gains in the same tax year that use your annual exempt amount, private residence relief, non-residence, unequal ownership shares, gifts to family, or property held through a company or trust. It also assumes the whole gain falls in one tax year. Any of these can change the tax, so use the result as an estimate and check the position before you complete.

Ideally before you agree the sale. Timing across tax years, which owner sells, ownership splits, past occupation of the property and the order of sales across a portfolio can all affect the tax. Advice is also worth having if you're non-resident, own through a company, or plan to reinvest the proceeds. A Chartered Tax Adviser can check the figures well before the 60-day deadline, and we respond the same working day.