Capital gains tax calculator.
For selling a buy-to-let, a second home or an inherited property in England, Wales, Scotland or Northern Ireland. The 2025 to 2026 tax year. Free, no sign-up, nothing stored.
Report and pay within 60 days of completion using HMRC's capital gains tax on UK property service.
How the tax is worked out.
Four steps, and the calculator shows each one.
1. The gain
Sale price, less the price you paid, less the costs of buying and selling, less capital improvements. Repairs, redecoration, mortgage interest and running costs do not count; they were expenses against rent.
2. Private residence relief
If the property was your only or main home for part of the time you owned it, that fraction of the gain is exempt, and the final nine months of ownership always count as if you lived there. Lettings relief now applies only where you shared the home with your tenant, so the calculator leaves it out.
3. The annual exempt amount
Every individual can make gains of a set amount each tax year before tax is due. For 2025 to 2026 it is a modest figure, and unused allowance cannot be carried forward. Joint owners each have their own.
4. The rate
Residential property gains are taxed at the lower rate within whatever is left of your basic rate band after your income, and at the higher rate above it. A large gain will usually push most of itself into the higher rate even for a basic-rate taxpayer.
What this is not
Tax advice. It ignores non-resident rules, trusts and companies, properties held before 1982, gifts, losses brought forward and the tapering of the personal allowance above one hundred thousand pounds of income. If any of those apply, or the numbers are large, speak to an accountant before you exchange. If the plan is to sell a block or a portfolio, we buy.
Selling a portfolio? One buyer, one completion, one tax year.
We buy whole holdings across England for our own account, which lets you time the disposal rather than drip it through the market.