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Capital gains tax calculator (2026/27)

Tax on a gain from property or shares, the 18%/24% split and your 60-day or January deadline.

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What did you sell?

A buy-to-let, second home or inherited house. Your own main home is usually covered by Private Residence Relief.

If you inherited it or were given it, use its market value at that time as the purchase price. Costs include solicitor and estate agent fees, Stamp Duty paid when you bought, broker fees, and the cost of improvements such as an extension. Not repairs or mortgage interest.

Salary, self-employed profit, pension and rental profit before tax for the tax year you sold. It decides how much of the gain falls in the 18% band.

Used to work out your reporting and payment deadline.

Capital Gains Tax (2026/27)

£13,543.80

Gain £62,000 − £3,000 allowance = £59,000 taxable

Gain

£62,000

Taxable gain

£59,000

Taxed at 18%

£10,270

Taxed at 24%

£48,730

Tax as a share of the gain

21.8%

UK residents only need to report a residential property sale within 60 days if there is tax to pay. This estimate does not include Private Residence Relief or Letting Relief: if you ever lived in the property as your main home, part or all of the gain may be tax-free.

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How to use

  1. Choose Residential property (a second home, buy-to-let or inherited house) or Shares or other assets.
  2. Enter what you paid, what you sold for and your costs: fees, Stamp Duty when you bought and the cost of improvements.
  3. Enter your other taxable income for the tax year you sold in. It decides how much of the gain is taxed at 18%.
  4. Tick the box if you have already used your £3,000 allowance on another gain this year.
  5. Add the completion date (property) or date of sale to see your deadline.

How it is calculated

  1. Gain = sale price − purchase price − costs
  2. Taxable gain = gain − £3,000 annual exempt amount
  3. Taxable income = your income − your Personal Allowance (£12,570, reduced above £100,000)
  4. The taxable gain sits on top of your taxable income. The part that fits in the rest of the £37,700 basic rate band is taxed at 18%, the rest at 24%.

Scottish taxpayers use the same £37,700 UK basic rate band for Capital Gains Tax, not the Scottish income tax bands.

Examples

These follow HMRC’s method. GOV.UK’s own example: taxable income of £20,000 and gains of £52,600 leave £49,600 after the allowance; £17,700 fits in the basic rate band (£37,700 − £20,000) at 18% and £31,900 is taxed at 24%, so the bill is £10,842.

Sale Income Gain Tax
Shares bought for £20,000, sold for £35,000, £300 fees £30,000 £14,700 £2,106 (all at 18%)
Buy-to-let bought for £250,000, sold for £320,000, £8,000 costs £40,000 £62,000 £13,543.80 (£10,270 at 18%, £48,730 at 24%)
Second home bought for £180,000, sold for £260,000, £6,000 costs £60,000 £74,000 £17,040 (all at 24%)

For the buy-to-let completing on 13/10/2026, the return and payment are due by 12/12/2026.

Deadlines

  • UK residential property: report and pay within 60 days of completion through a Capital Gains Tax on UK property account. If you also file a Self Assessment return, you include the gain there too and HMRC takes off what you already paid.
  • Shares and other assets: report by 31 December after the tax year ends using the real time service and pay by 31 January, or put the gain on your Self Assessment return (due 31 January).

What is not included

Private Residence Relief and Letting Relief, capital losses from earlier years, Business Asset Disposal Relief, Gift Hold-Over Relief, rollover relief, and gains on shares held in an ISA (which are tax-free). If you sell several assets in one year, add the gains together, or tick the allowance box for every sale after the first.

FAQ

What are the Capital Gains Tax rates for 2026/27?

18% on gains that fall within your unused basic rate band and 24% on the rest. Since 30 October 2024 the same rates apply to residential property and to other assets such as shares. Trustees and personal representatives pay 24%, and Business Asset Disposal Relief gains are taxed at 18% from 6 April 2026.

How much is the Capital Gains Tax allowance?

The annual exempt amount is £3,000 for individuals in 2026/27 (the same as 2025/26) and £1,500 for most trusts. It applies to your total gains for the tax year, so if you have already used it on another sale, tick the box in the calculator.

Do I pay Capital Gains Tax when I sell my home?

Usually not. Private Residence Relief makes the gain on your only or main home tax-free if you lived there the whole time you owned it and the garden is under 5,000 square metres. This calculator does not apply the relief, so use it for second homes, buy-to-lets and inherited property you did not live in.

When do I report and pay Capital Gains Tax on a UK property?

Within 60 days of completion, using HMRC's Capital Gains Tax on UK property account. UK residents only need to do this if there is tax to pay. Non-residents must report every sale of UK property or land, even with no tax due.

When do I pay Capital Gains Tax on shares?

You can report through the real time Capital Gains Tax service by 31 December after the end of the tax year and pay by 31 January, or include the gain on your Self Assessment return. For a sale on 13/10/2026 (2026/27), that means reporting by 31/12/2027 and paying by 31/01/2028.

Which costs can I deduct?

Costs of buying and selling, such as solicitor, estate agent and surveyor fees and Stamp Duty Land Tax, plus improvements that added value (an extension, not repairs or redecorating). Broker fees count for shares. Mortgage interest and normal running costs do not.

Sources

Last updated：

Results are for reference only. Check official sources for exact figures.

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