UK CGT Property Calculator 2026/26 — Residential Property
Calculate capital gains tax on UK residential property. 18%/24% rates, £3,000 exempt amount, Private Residence Relief, and the 60-day reporting deadline.
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Extensions, conversions (not repairs) £
Agent fees, legal fees, surveys e.g. 10 years = 120 months
0 if never your main home
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Salary, self-employment etc. (determines CGT rate) Only if owner lived there with tenant
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CGT Owed
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Total Gain
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Taxable Gain (after reliefs)
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Effective CGT Rate
CGT Computation
How UK Residential Property CGT Works
When you sell a residential property in the UK, any profit is subject to Capital Gains Tax. The gain is calculated as sale price minus purchase price, improvement costs, and disposal costs. Various reliefs can reduce or eliminate the taxable gain.
CGT Calculation Formula
Total Gain = Sale Price − Purchase Price − Improvements − Disposal Costs
PRR Exempt = Total Gain × (Main Residence Months + 9) / Total Months
Chargeable Gain = Total Gain − PRR − Lettings Relief
Taxable Gain = Chargeable Gain − Annual Exempt Amount (£3,000)
CGT = Taxable Gain × 18% (basic rate) or 24% (higher rate)
PRR Exempt = Total Gain × (Main Residence Months + 9) / Total Months
Chargeable Gain = Total Gain − PRR − Lettings Relief
Taxable Gain = Chargeable Gain − Annual Exempt Amount (£3,000)
CGT = Taxable Gain × 18% (basic rate) or 24% (higher rate)
Example
Bought for £250,000, sold for £400,000 after 10 years (120 months)
Lived there 5 years (60 months) as main home
PRR: (60 + 9) / 120 = 57.5% of gain exempt
Total gain: £124,000 → PRR exempt: £71,300
Chargeable: £52,700 − £3,000 exempt = £49,700 taxable
CGT at 24% (higher rate): £11,928
Lived there 5 years (60 months) as main home
PRR: (60 + 9) / 120 = 57.5% of gain exempt
Total gain: £124,000 → PRR exempt: £71,300
Chargeable: £52,700 − £3,000 exempt = £49,700 taxable
CGT at 24% (higher rate): £11,928
Extended
60-Day Reporting Deadline Calculator
Enter your completion date and see exactly when your CGT report and payment is due
Enter your property completion date to calculate the exact 60-day CGT reporting and payment deadline.
Date legal ownership transferred
CGT Rate Band Split Analysis
Frequently Asked Questions
What are the CGT rates on residential property in 2026/26?
From 30 October 2024, residential property CGT rates are 18% for basic-rate taxpayers and 24% for higher/additional-rate taxpayers. These rates apply to gains above the annual exempt amount (£3,000 for 2026/26). Note: if your total income plus property gain spans both bands, the gain is split — the portion that falls in the basic-rate band is taxed at 18%, and the rest at 24%.
What is Private Residence Relief (PRR)?
Private Residence Relief (PRR) exempts the proportion of a gain that relates to the period the property was your main residence. If you lived there the entire ownership period, 100% of the gain is exempt. The final 9 months of ownership always qualify for PRR regardless (reduced from 18 months before April 2020). Formula: Exempt Gain = Total Gain × (Qualifying Months / Total Months Owned).
What is the 60-day CGT reporting requirement?
Since 27 October 2021, UK residents must report and pay CGT on residential property disposals within 60 days of completion (the day legal ownership transfers). You use the HMRC's online "Report and pay CGT on UK property" service. Failure to report on time incurs automatic penalties starting at £100, with further daily/percentage penalties for extended delays. The 60-day clock starts on the completion date, not the exchange date.
What expenses can I deduct from my CGT calculation?
Allowable deductions include: original purchase price and acquisition costs (stamp duty, legal fees, surveyor fees), improvement costs (extensions, conversions — not repairs or maintenance), costs of disposal (estate agent fees, legal fees, surveyor fees). You cannot deduct mortgage interest, general maintenance/repairs, or costs already claimed as income tax deductions if the property was let.
What is Lettings Relief and who qualifies?
Since April 2020, Lettings Relief is only available where the owner is in shared occupancy with the tenant — meaning the owner must live in the property at the same time as the tenant (e.g., renting out a room while living there). The relief is the lowest of: (a) the PRR amount, (b) £40,000, or (c) the chargeable gain attributable to the letting period. Previously, Lettings Relief applied more broadly to all let former main homes, but the rules were significantly restricted.