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Capital Gains Tax Calculator
Estimate the CGT on selling a rental or second home: gain, the £3,000 allowance, and the 18%/24% residential rates split across your bands.
- 18% / 24% rates
- £3,000 allowance
- Estimate
Indicative only. Built from published rules and the figures you enter; we do not guarantee accuracy or completeness, and this is not tax, legal or financial advice. Check with a qualified professional before relying on it. How accurate is this?
Our take
Capital gains tax is charged on the gain, and the deadline is short
CGT on a second home or a rental is charged on your gain and not the sale price: what you sold for, less what you paid, less allowable costs such as legal fees and capital improvements, less the £3,000 annual exempt amount.
Residential property is taxed at 18% within your remaining basic-rate band and 24% above it, so your other income for the year decides how much of the gain is taxed at each rate.
Landlords often trip over the clock and the paperwork, because a UK residential sale has to be reported to HMRC and the tax paid within 60 days of completion, and mortgage interest and routine repairs cannot be deducted from the gain.
Use the figure as an estimate, ask an accountant about reliefs such as Private Residence Relief before you fix a sale date, and set the net result against what you would keep by letting.
Our opinion, based on the official sources named above: general guidance, not regulated advice and not a forecast. We earn from OfferCheck reports and from introducing sellers to cash buyers, so weigh it with that in mind (see our disclosure). We are not authorised or regulated by the FCA.
Capital Gains Tax
£11,264
On a £50,000 gain (£3,000 exempt), an effective 22.5% of the gain. Residential property rates 18%/24%.
Gross gain
£50,000
Taxable gain (after exemption)
£47,000
Tax at 18%
£49
Tax at 24%
£11,215
CGT due
£11,264
Net sale proceeds
£204,736
Tax by rate band
Basic-rate band (18%)Higher-rate band (24%)
This calculator is for guidance only and does not constitute financial, tax, mortgage or investment advice. Figures are estimates, always seek professional advice and verify costs before committing to a purchase.
Property CGT: common questions
- What are the CGT rates on property?
- From 2024/25 residential property gains are taxed at 18% within your remaining basic-rate band and 24% above it, after the £3,000 annual exempt amount. Your other income decides how much of the gain falls in each band.
- What can I deduct from the gain?
- You can deduct the purchase price, buying and selling costs (SDLT, legal and agent fees) and the cost of capital improvements, but not mortgage interest or routine repairs. This calculator covers the common deductions; check reliefs like Private Residence Relief with an accountant.
Thinking of selling?
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