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Capital Gains Tax on Property Calculator — 2025/26
Estimate the Capital Gains Tax (CGT) on selling a property that is not your main home — a second home, buy-to-let or inherited property — for 2025/26. Residential gains are taxed at 18% or 24% after a £3,000 tax-free allowance. Your main residence is normally exempt.
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Indicative only. Assumes the property is not your main home (which usually qualifies for Private Residence Relief and is exempt). It does not account for lettings relief, periods of occupation, or trusts. Confirm with an accountant or HMRC before filing. Rates: 2025/26.
How Capital Gains Tax on property works in 2025/26
You pay CGT on the profit when you sell a property that is not your main home. The gain is the sale price minus what you paid, minus buying and selling costs and any capital improvements. The first £3,000 of gains each year is tax-free (the annual exempt amount).
Residential property gains are taxed at 18% where they fall within your basic-rate band and 24% above it. Because gains stack on top of your income, a large gain can be partly taxed at 18% and partly at 24%.
Your main home is normally exempt
If you are selling the home you live in, Private Residence Relief usually means there is no CGT to pay at all. CGT mainly affects second homes, buy-to-let landlords, and people who have inherited a property they did not live in.
Selling an inherited or tenanted property
Inherited and tenanted properties are common CGT situations — and often ones where speed and simplicity matter. A chain-free cash sale lets you settle the estate or exit a let quickly, in 7–28 days, with no fees. CGT is reported and paid to HMRC within 60 days of completion on UK residential property.
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Frequently asked questions
Straight answers, no sales talk
What is the Capital Gains Tax rate on property in 2025/26?
Residential property gains are taxed at 18% within your basic-rate band and 24% above it, after deducting the £3,000 annual tax-free allowance.
Do I pay Capital Gains Tax on my main home?
Usually no. Your main residence normally qualifies for Private Residence Relief and is exempt. CGT mainly applies to second homes, buy-to-lets and inherited properties you did not live in.
When do I pay CGT on a property sale?
CGT on UK residential property must be reported and paid to HMRC within 60 days of completion.
