Capital gains tax calculator

Sold a buy-to-let, a second home, shares or your business? Fill in the sale sheet and watch the gain fall away to the tax you owe.

Tax year of the sale

2025/26 2026/27

What you sold

Property Shares or other Business (BADR)

Your income this tax year Before tax. It sets how much falls at 18%.

Allowance used on other sales This tax year, out of £3,000.

Sale sheet

Property, not your home

Sold for

Less what you paid

Less buying costs solicitor, stamp duty, survey

Less improvements an extension, not decorating

Less selling costs estate agent, solicitor

Your gain£87,000

Less losses from earlier years if you reported them

Less losses used only down to the allowance£0

Less tax-free allowance £3,000 less any used£3,000

Taxable gain£84,000

£5,270 at 18%£949

£78,730 at 24%£18,895

Capital gains tax£19,844

Capital gains tax to pay

£19,844

22.8% of your gain. Report and pay within 60 days of completion.

£325,000 Sold for

−£210,000 Paid

−£4,500 Buying costs

−£18,000 Improvements

−£5,500 Selling costs

£87,000 Gain

£0 Losses

−£3,000 Allowance

£84,000 Taxable

£19,844 Tax

Inside your basic rate band, 18%
Above it, 24%
A guide only. Ask us to check it before you report the sale.

The rates, the allowance and the 60-day rule.

Since 30 October 2024 property and shares have been taxed at the same rates. What changes is how much of your basic rate band is left, and how quickly you have to tell HMRC. Selling your own home? You don't usually pay tax on it.

£3,000

Tax-free allowance

Each person gets £3,000 of gains a year tax free, in 2025/26 and 2026/27. A couple who own something jointly get one each.

18% and 24%

The two main rates

18% on the part of your gain that fits inside your unused basic rate band, 24% on the rest. The same for property and shares.

14% then 18%

Business Asset Disposal Relief

On a qualifying business sale: 14% from 6 April 2025 to 5 April 2026, then 18% from 6 April 2026.

Completion papers, house keys and a calculator laid out on a table after a property sale

What you can take off the gain.

The tax is on the gain, not the money you receive. Every genuine cost of buying, selling or improving brings the gain down.

You can take off

Estate agent and solicitor fees when you buy and sell
Improvements that add to the property, like an extension
Losses on other sales you've reported to HMRC
Your £3,000 tax-free allowance

You can't take off

Normal upkeep, like decorating or repairs
Mortgage interest on the property
Costs you've already claimed against rental income

Ways to keep more of your gain.

Most of these only work if you plan before you sell. Talk to us before you agree a sale and we'll look at the timing with you.

£6,000

Use both allowances

Own it jointly with your husband, wife or civil partner and you each have £3,000 tax free.

2 years

Spread the sales

Selling shares in two tax years gives you two allowances and two basic rate bands to use.

Gain − loss

Set losses against gains

A loss on another sale reduces your gain, so report your losses to HMRC.

Transfers to your spouse

Giving an asset to your husband, wife or civil partner doesn't trigger capital gains tax.

30 days

Careful with buying back

Sell shares and buy the same ones back within 30 days and the rules match the two, so the sale may not count as you planned.

Selling soon? Talk to us before you do.

We'll check your costs, work out the tax properly and report the sale to HMRC on time, including the 60-day property return. Most people hear back within 15 minutes in office hours.

Get a quote Call 01444 716592