UK Capital Gains Tax Calculator
Enter your capital gain, annual income and tax year to find exactly how much UK Capital Gains Tax you owe. The calculator splits your gain across the basic and higher-rate bands, applies the Annual Exempt Amount, and supports Business Asset Disposal Relief and Investors' Relief. Results update as you type.
What is UK Capital Gains Tax?
Capital Gains Tax (CGT) is a UK tax on the profit you make when you sell or dispose of an asset that has increased in value. You pay CGT on the gain, not the total sale proceeds. Common assets that can trigger CGT include residential property (excluding your main home in most cases), shares and funds, cryptocurrency, business assets, and valuable personal possessions worth more than £6,000. The tax is charged on disposals in a tax year (6 April to 5 April), after deducting your Annual Exempt Amount of £3,000 and any allowable losses.
How this calculator works
Enter your sale proceeds, original acquisition cost, improvement and selling costs, any losses carried forward from previous years, and your other taxable income for the year. Your income determines how much of the basic-rate Income Tax band remains: capital gains are stacked on top of income, and gains within the basic-rate band are taxed at 18%, while gains above it are taxed at 24%. The calculator automatically deducts the £3,000 Annual Exempt Amount before applying the rates. For residential property sales where you lived in the home for part of the time, enter the months of qualifying occupation to see your Private Residence Relief. Tick Business Asset Disposal Relief (BADR) or Investors' Relief if your disposal qualifies for a flat reduced rate.
CGT rates and bands in 2025/26 and 2026/27
From 30 October 2024, the UK aligned CGT rates so that residential property and other assets are now taxed at the same rates: 18% for gains within the basic Income Tax band and 24% for gains above it. This replaced the old split where non-property gains were taxed at 10% and 20%. Business Asset Disposal Relief (formerly Entrepreneurs' Relief) applies a flat rate of 14% in 2025/26, rising to 18% from 6 April 2026. Investors' Relief, for qualifying long-term investments in unlisted trading companies, follows the same rate path. Both reliefs are subject to a lifetime limit of £1 million per relief.
Private Residence Relief and how to claim it
If you sell a home that was your only or main residence for the entire period you owned it, no CGT is due: Private Residence Relief (PRR) covers 100% of the gain. If you only lived there for part of the ownership period, PRR covers the fraction of the gain relating to the qualifying months, plus the final 9 months of ownership always qualify regardless of whether you lived there then (this covers the gap between moving out and completing a sale). To calculate PRR, this calculator divides the qualifying months by total months owned and applies that fraction to the gross gain. Lettings Relief, which previously sheltered gains for periods of letting, is now only available where the owner was in shared occupation with tenants.
Reporting and paying CGT
For UK residential property, you must report and pay CGT within 60 days of the completion date using HMRC's online "Report and Pay Capital Gains Tax on UK Property" service. Failing to meet the 60-day deadline can result in automatic penalties. For all other assets, you report CGT gains through your Self Assessment tax return, and payment is due by 31 January following the end of the tax year. If you do not normally complete a Self Assessment return, you can also use HMRC's "Real Time Capital Gains Tax Service" to report and pay in-year.
UK CGT rates by tax year
| Tax year | Basic rate | Higher rate | BADR / Investors' Relief | Annual Exempt Amount |
|---|---|---|---|---|
| 2024/25 | 18% | 24% | 10% | £3,000 |
| 2025/26 | 18% | 24% | 14% | £3,000 |
| 2026/27 | 18% | 24% | 18% | £3,000 |
Rates for individual taxpayers. BADR and Investors' Relief apply a flat rate to qualifying disposals up to a £1 million lifetime limit each.
Frequently asked questions
What is the Capital Gains Tax allowance for 2025/26?
The Annual Exempt Amount for individuals is £3,000 for 2025/26. This means the first £3,000 of net capital gains in the tax year is free of CGT. The allowance has been reduced sharply from £12,300 in 2022/23, so gains that were previously below the threshold may now be taxable.
How are gains on shares taxed differently from property in 2025/26?
Since the October 2024 Budget, the rates are the same: 18% within the basic-rate band and 24% above it for both residential property and other assets including shares, funds and cryptocurrency. Previously, non-property gains were taxed at 10% and 20%. The 2024/25 year saw two different rate regimes depending on the disposal date.
What is Business Asset Disposal Relief and who qualifies?
Business Asset Disposal Relief (BADR), formerly called Entrepreneurs' Relief, applies a flat CGT rate to gains from qualifying business disposals: selling all or part of a business, shares in your own company (if you own at least 5% for two years), or business assets after ceasing trading. The rate is 14% in 2025/26 and rises to 18% from 6 April 2026. There is a lifetime limit of £1 million of qualifying gains per individual.
Can I offset losses against my capital gains?
Yes. Capital losses from the current tax year are automatically set against gains before the Annual Exempt Amount is applied. Losses that exceed your gains in a year can be carried forward indefinitely to offset future gains, but they must be claimed (reported to HMRC) within four years of the end of the tax year they arose in.
Do married couples and civil partners get separate allowances?
Yes. Each individual has their own £3,000 Annual Exempt Amount and their own CGT rate band calculation. Transfers of assets between spouses and civil partners who live together are exempt from CGT (at no gain, no loss), so couples can plan to use both allowances by transferring assets before disposal.
When do I not pay CGT on selling my home?
You pay no CGT on your main residence if you have lived in it as your only or main home throughout the entire period you owned it. Private Residence Relief exempts 100% of the gain in that case. The exemption reduces if you let the property, used part of it exclusively for business, or were absent for periods that do not qualify. The final 9 months of ownership always qualify even if you have moved out.
How does the basic-rate band affect my CGT?
Capital gains are treated as sitting on top of your taxable income when deciding which rate to apply. If your income (after the Personal Allowance) is £30,000 and the basic-rate ceiling is £37,700, you have £7,700 of basic-rate band remaining. The first £7,700 of taxable gains is charged at 18% and anything above is charged at 24%. This makes it important to know your income before calculating CGT.