Property Capital Gains Tax Calculator
Calculate CGT on residential property sales — buy-to-let, second homes, inherited property. Includes the £3,000 annual allowance and 18%/24% property CGT rates.
Property CGT Notes
- • You must report and pay CGT on residential property within 60 days of completion via HMRC's online service.
- • Your main home is usually exempt under Private Residence Relief — this calculator is for second properties.
- • Allowable costs include stamp duty, legal fees at purchase, estate agent fees at sale, and capital improvement works.
- • Inherited property uses probate value (market value at date of death) as the cost basis, not the original purchase price.
Enter Your Details
Used to determine your CGT rate band
Other CGT gains already realised in 2025/26
Enter your purchase and sale prices
Your CGT breakdown will appear here instantly
Property CGT Rates 2025/26 — What Changed?
Before the Autumn Budget on 30 October 2024, higher rate taxpayers paid 28% CGT on residential property gains. This was reduced to 24%, while the basic rate of 18% remained unchanged. Report on HMRC's property CGT reporting service within 60 days of the completion date.
Worked examples — property CGT
Buy-to-let sale: higher rate taxpayer
Bought 2015 for £180,000 (+ £8,500 stamp duty + £2,000 legal). Sold 2025 for £295,000 (− £4,500 estate agent − £2,000 legal).
Net proceeds: £288,500 | Cost basis: £190,500 | Gross gain: £98,000
Less £3,000 annual allowance = £95,000 taxable. At 24% (higher rate): £22,800 CGT.
Due within 60 days of completion via HMRC property CGT service.
Inherited property: basic rate taxpayer
Inherited at probate value £220,000. Sold 18 months later for £238,000. Selling costs: £3,500.
Gain: £238,000 − £220,000 − £3,500 = £14,500. Less £3,000 allowance = £11,500 taxable. At 18%: £2,070 CGT.
Who is this calculator for?
Landlords selling buy-to-let properties, owners selling a second home or holiday cottage, executors calculating CGT on inherited property, and anyone who has sold UK residential property outside their main residence. Also useful for professional landlords estimating the tax impact of portfolio disposals.