Capital Gains Tax calculator
Work out the Capital Gains Tax on selling a second home, shares or another asset. Enter what you sold it for, what you paid and your income to see the tax for 2026/27.
Your Capital Gains Tax
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How Capital Gains Tax works
Capital Gains Tax (CGT) is charged on the profit when you sell or give away something that has gone up in value, such as a second home, shares or a business. You only pay tax on the gain, not the full sale price. Your main home is usually exempt through Private Residence Relief. See GOV.UK: Capital Gains Tax.
Working out the gain
The gain is the sale price, minus what you paid, minus allowable costs such as solicitor and estate agent fees and the cost of improvements. Costs of repairs and maintenance do not count.
The annual exempt amount
Everyone has an annual exempt amount of £3,000 in 2026/27. Gains up to this are tax-free. Only the part of your total gains for the year above £3,000 is taxed. Losses from earlier years can be used to reduce the gain if you have reported them to HMRC.
The rates
In 2026/27 the rates are 18% on gains that fall inside your basic-rate income tax band, and 24% on gains above it. To work this out, your gain is added to your taxable income. Higher and additional-rate taxpayers pay 24% on the whole gain. See GOV.UK: Capital Gains Tax rates and allowances.
Selling a second home or rental property
If you sell UK residential property that is not your main home, you must report the gain and pay the tax to HMRC within 60 days of completion, instead of waiting for your tax return. See GOV.UK: Report and pay Capital Gains Tax on UK property.
What this calculator assumes
- Tax year 2026/27: a £3,000 annual exempt amount, and rates of 18% and 24%.
- One sale in the tax year, with no other gains.
- Your other income is taxed at the standard UK bands. The basic-rate band is £37,700 above your Personal Allowance.
- It does not cover Business Asset Disposal Relief, gains on residential property let by a company, or non-residents, which have different rules.
- Costs are the allowable fees and improvements you enter. Check which of yours qualify.
Questions people ask
Do I pay Capital Gains Tax when I sell my home?
Usually not. Your main home is exempt through Private Residence Relief, if you have lived in it as your only or main home for the whole time you owned it. There are limits if you let part of it or were away for long periods.
How much Capital Gains Tax do I pay on a £90,000 gain?
It depends on your income. After the £3,000 exempt amount, the taxable gain is £87,000. For someone earning £30,000 the tax is about £19,664. For a higher-rate taxpayer it is £20,880.
When do I have to pay Capital Gains Tax?
For UK residential property that is not your main home, within 60 days of completion. For other assets, such as shares, you report it on your Self Assessment tax return and pay by the following 31 January.
Can I reduce Capital Gains Tax?
You can use your annual exempt amount, deduct allowable costs, use losses, and transfer assets to a spouse or civil partner, who may have their own allowance and a lower tax band. Putting assets in an ISA or pension also keeps them out of Capital Gains Tax.
Is what I type stored or shared?
No. The calculation runs in your browser and nothing you enter is sent to us. Our privacy page has the details.
Is this tax advice?
No. It gives an estimate for information only. Capital Gains Tax can be complicated, so speak to an accountant or check GOV.UK for your own situation.