How do I calculate Capital Gains Tax on a property sale?

A property CGT calculator UK tool works out your gain by deducting the purchase price, buying and selling costs and any reliefs from your sale price, then applies the 18% or 24% Capital Gains Tax rate.

Do I pay Capital Gains Tax when selling my main home?

Most people do not pay Capital Gains Tax on their only or main residence due to Private Residence Relief, though this can be restricted if you let out part of the property or lived elsewhere for periods.

What is letting relief on a property sale?

Letting relief can reduce the taxable gain on a property that was both your home and rented out at some point, though the rules were significantly restricted from April 2020 onwards.

How soon do I need to report property Capital Gains Tax?

UK residents must report and pay Capital Gains Tax on UK residential property within 60 days of completion, using HMRC's online Capital Gains Tax on UK property service.

Does buy-to-let property qualify for any Capital Gains Tax reliefs?

Buy-to-let properties do not qualify for full Private Residence Relief, but allowable costs, improvement expenses and any periods you lived there can still reduce the taxable gain.

Can I offset property losses against other gains?

Yes. Allowable losses on property disposals can usually be offset against other Capital Gains Tax gains in the same tax year, or carried forward if reported to HMRC.

2026/27 Rates

Property CGT Calculator

Our property CGT calculator UK tool estimates Capital Gains Tax on UK property disposals including Private Residence Relief (PPR), letting relief, and the final 9-month exemption.

Calculate Property CGT

Property Details

Sale Price (£)

Purchase Price (£)

Improvements (£)

Extensions, conversions, etc.

Selling Costs (£)

Agent fees, legal fees, etc.

Ownership Period

Total Months Owned

Total months of ownership

Months as Main Residence (PPR)

Months lived in as main home

Final Period Relief

Yes (last 9 months exempt) No

The last 9 months of ownership are always exempt if the property was ever your main home

Taxpayer Details

Income Tax Band

Basic Rate Taxpayer Higher / Additional Rate

Annual CGT Exempt Amount (£)

Standard AEA is £3,000 for 2026/27

Residential Property CGT Rates

Taxpayer Band	CGT Rate
Basic Rate (after using income band)	18%
Higher / Additional Rate	24%

Residential property gains are taxed at higher rates than other assets (shares etc). From 6 April 2024, the higher rate was reduced from 28% to 24%.

About PPR Relief

Private Residence Relief (PPR) exempts a proportion of your gain if the property was your main residence during ownership.

The exemption is calculated as: PPR months ÷ Total months × Gain

The final 9 months of ownership always qualify for PPR (or 36 months if the owner is disabled or moves into care).

Lettings relief may apply if you shared the property with a tenant — maximum £40,000 (or equal to PPR relief if lower).

Need expert advice? PPR relief calculations can be complex. Our Manchester specialists handle all types of property CGT.

Disclaimer: This calculator is for guidance only and does not account for all reliefs (e.g., lettings relief, inter-spouse transfers, non-UK residents, gift holdover). Results should not be relied upon as tax advice. Always consult a qualified tax professional for your specific situation.

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Property CGT Calculator

Calculate Property CGT

Residential Property CGT Rates

About PPR Relief

Understanding Property Capital Gains Tax

Who Should Use This Property CGT Calculator