Property & Capital · UK · residential
UK Property Capital Gains Tax Calculator
A full HMRC-style computation for selling a UK residential property — including buying and selling costs, capital improvements, Private Residence Relief by ownership period, joint ownership, capital losses and the annual exempt amount.
📘Estimate for planning, not tax advice. Assumes a UK-resident individual disposing of residential property. Uses 18% / 24% rates, a £3,000 annual exempt amount and a £50,270 higher-rate threshold, with straight-line Private Residence Relief. It doesn't model lettings relief, Business Asset Disposal Relief, trusts, non-residents or spousal transfers. Confirm with HMRC or an adviser before filing.
How the computation works
Capital Gains Tax on a property is charged on the gain — broadly the sale price, minus selling costs, the original purchase price, buying costs and any capital improvements. From that gain you then deduct reliefs, losses and the annual exempt amount before applying the rates.
Private Residence Relief (PRR)
If the property was your only or main home for some or all of the time you owned it, PRR exempts the gain for that period. Crucially, the final 9 months of ownership always qualify, even if you'd already moved out. The relief is broadly time-apportioned: relief = gain × (qualifying months ÷ total months of ownership). Living there the whole time means the gain is fully exempt.
This is genuine main-home occupation, not a paper exercise — HMRC challenges arrangements where someone briefly moves in purely to claim relief. For the legitimate planning angle, see our guide to reducing CGT.
The rates and allowances
For 2026/27, residential property gains are taxed at 18% to the extent they fall within your remaining basic-rate band, and 24% above it. The gain stacks on top of your other income to decide how much sits in each band. The annual exempt amount is £3,000, and married couples and civil partners each have their own allowance and bands — which is why joint ownership often lowers the bill.
Frequently asked questions
What rate is CGT on UK residential property?
18% within your remaining basic-rate band and 24% above it, for 2026/27. The annual exempt amount is £3,000.
How does Private Residence Relief work?
If the property was your main home, the gain is exempt for the proportion of ownership you lived there, plus the final 9 months in all cases — broadly time-apportioned across your whole ownership.
When must I report and pay?
UK residents who owe CGT on a residential property must report and pay through a UK Property CGT return within 60 days of completion — earlier than, and separate from, Self Assessment.
Does joint ownership reduce the tax?
Often yes — each owner uses their own £3,000 allowance and their own basic-rate band, so the gain is split and more may be taxed at 18%.
Related
Educational estimate — not tax advice. UK residential-property CGT for a UK-resident individual, 2026/27–2026/27 (18% / 24%, £3,000 annual exempt amount, £50,270 higher-rate threshold, straight-line PRR). It doesn't model lettings relief, Business Asset Disposal Relief, mixed/business use, trusts, non-residents or spousal transfers. Confirm with
HMRC and a qualified adviser before filing.