Capital Gains Tax Calculator
Calculate CGT on property sales, shares, and other assets. Applies the £3,000 annual exempt amount and 2026/27 rates of 18% (basic rate) and 24% (higher rate) — the same for all assets including residential property since the October 2024 budget.
Sale price or market value at transfer
Original purchase price or market value when acquired
Legal fees, SDLT paid, improvement costs, selling costs
Determines how much of the gain falls within the basic rate band
2026/27 CGT rates: 18% (basic rate band), 24% (higher rate). Annual exempt amount: £3,000. Applies to all assets — residential property and other investments use the same rates.
Gain split by rate
Full breakdown
| Line | Amount | Notes |
|---|---|---|
| Proceeds | £300,000.00 | |
| Acquisition cost | −£200,000.00 | |
| Allowable costs | −£10,000.00 | Legal fees, improvements |
| Gross gain / (loss) | £90,000.00 | |
| Annual exempt amount | −£3,000.00 | 2026/27: £3,000 |
| Taxable gain | £87,000.00 | |
| Basic rate (18%) | £20,270.00 | £3,648.60 CGT |
| Higher rate (24%) | £66,730.00 | £16,015.20 CGT |
| CGT due | £19,663.80 | 21.8% of gross gain |
How the calculation works
The gain is proceeds minus acquisition cost minus allowable costs. The £3,000 annual exempt amount is deducted, and any remaining gain first fills the remaining basic rate band (up to £37,700 above the personal allowance), taxed at 18%. The excess is taxed at 24%.
Your existing taxable income determines how much basic rate band is available for the gain. If you earn £50,270 or above, all of your taxable income already falls at or above the higher rate, so all gains are taxed at 24%.
Frequently asked questions
What are the UK Capital Gains Tax rates for 2026/27?
Following the Autumn Budget 2024, all assets — including residential property — are taxed at 18% within the basic rate band and 24% above it. The higher rate for residential property was reduced from 28% to 24%, and the basic rate for other assets rose from 10% to 18%. On a £90,000 gain with taxable income of £30,000, the CGT due is £19,664.
What is the annual exempt amount?
Each individual has an annual exempt amount — £3,000 in 2026/27 — that can be set against capital gains before CGT applies. This was reduced from £12,300 (2022/23), £6,000 (2023/24), and £3,000 from 2024/25 onwards. Couples can each use their own exemption on jointly held assets.
What costs can I deduct from a property gain?
You can deduct the original acquisition cost (purchase price), buying costs (SDLT, legal fees, survey), improvement costs (extensions, renovations — not repairs), and selling costs (estate agent fees, legal fees). You cannot deduct mortgage interest, general maintenance, or costs already claimed as expenses.
Do I need to report a gain even if no tax is due?
For property sales, you must report the disposal via a 60-day CGT return (for UK residents) within 60 days of completion — even if no tax is due because the gain is within the exempt amount. For shares and other assets, gains below the exempt amount can be reported (or not) via Self Assessment.
Can losses offset gains?
Yes. Capital losses in the same tax year are set off against gains before the annual exempt amount is applied. Unused losses can be carried forward to future years indefinitely — but they must be reported to HMRC within 4 years to be available.