United Kingdom · Capital gains tax on property
UK Capital Gains Tax on Property Calculator 2026/27
UK capital gains tax on a property sold in 2026/27 is 18% within your remaining basic-rate band and 24% above it, charged on the gain after the £3,000 annual exempt amount and any Private Residence Relief. A higher-rate taxpayer selling a second home at a £100,000 gain pays about £23,280, due within 60 days.
Work out the estimated capital gains tax when you sell a UK home, second home, buy-to-let or inherited property. Private Residence Relief, the annual allowance and the 60-day reporting deadline are built in.
About 23.3% of your £100,000 gain. You keep roughly £76,720.
How we got this
| Sale price | £300,000 |
| Less purchase price | −£200,000 |
| Less costs and improvements | −£0 |
| Gain | £100,000 |
| No gain / no loss transfer | −£100,000 |
| Less Private Residence Relief | −£0 |
| Less annual exempt amount | −£3,000 |
| Taxable gain | £97,000 |
| Band | Amount | Rate | Tax |
|---|---|---|---|
| Higher-rate band | £97,000 | 24% | £23,280 |
| Estimated CGT | £23,280 |
A UK residential sale with tax to pay must be reported and paid within 60 days of completion. For a sale completing today, that window runs to about 5 November 2026.
On these figures there is no capital gains tax to pay, so a UK resident does not need to file the 60-day property return. A non-resident must report a disposal of UK property whether or not any tax is due.
This is an estimate for general information only, not tax, legal or financial advice. Tax rules are complex and depend on your circumstances, and figures may not reflect the latest changes. Confirm your position with HMRC or a qualified tax adviser before acting. The terms of use set out the limits of this estimate and of our liability.
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How is capital gains tax on property calculated in the UK?
Capital gains tax is charged on the gain, not the sale price. The gain is what you sold for, minus what you paid, minus allowable buying and selling costs and the cost of any capital improvements. If the property was your only or main home for part of the time, Private Residence Relief removes the share of the gain covering those years. You then deduct the annual exempt amount of £3,000 and tax what is left.
How does Private Residence Relief reduce the tax?
Relief is the gain multiplied by the months the property was your main home, plus the final 9 months, divided by the total months you owned it. Live there the whole time and the gain is normally fully covered, so no tax is due. Own a second home or a rental that was never your residence and you get no relief.
What are the rates and when do I report?
Residential gains are taxed at 18% for the part that fits inside your remaining basic-rate band and 24% above it. You must report and pay within 60 days of completion through an HMRC Capital Gains Tax on UK property account, separately from Self Assessment.
What are the UK property CGT figures for 2026/27?
- The UK annual exempt amount for capital gains in 2026/27 is £3,000 per person.Source: HMRC, Capital Gains Tax rates and allowances.
- UK residential property gains are taxed at 18% within the basic-rate band and 24% above it from 6 April 2026.Source: HMRC, Capital Gains Tax rates and allowances.
- The UK basic-rate band is £37,700 above the £12,570 personal allowance in 2026/27.Source: HMRC.
- Private Residence Relief always covers the final 9 months of ownership of a property that was at some point your main home.Source: HMRC helpsheet HS283.
- Capital gains tax on a UK residential property must be reported and paid within 60 days of completion.Source: HMRC, Tax when you sell property.
- On a £100,000 second-home gain, a higher-rate taxpayer pays an estimated £23,280, the same figure HMRC's own calculator returns.Source: HMRC calculator, checked 3 September 2026.
UK property CGT: common questions
How much capital gains tax will I pay when I sell a UK property?
You pay tax on the gain (sale price minus purchase price and allowable costs), after Private Residence Relief if it was your home, minus the £3,000 annual exempt amount. The remainder is taxed at 18 per cent within your remaining basic-rate band and 24 per cent above it. On a £100,000 gain on a second home as a higher-rate taxpayer, the estimated tax is about £23,280.
What is the capital gains tax allowance for 2026 to 2027?
The annual exempt amount is £3,000 per person for 2026 to 2027. A couple who own a property jointly can use £6,000 between them.
Do I pay capital gains tax when I sell my main home?
Usually not. Private Residence Relief exempts the gain for the time a property was your only or main home, plus the final 9 months of ownership. If you lived there for the whole period, the sale is normally free of tax.
What are the capital gains tax rates on UK residential property?
From 6 April 2026, residential property gains are taxed at 18 per cent for the part that falls within your remaining basic-rate band and 24 per cent for the part above it.
When do I have to report and pay capital gains tax on UK property?
You must report and pay any tax on a UK residential property within 60 days of completion, using an HMRC Capital Gains Tax on UK property account. Missing the deadline can trigger penalties and interest.