Tools / Capital gains tax on property
For a rental or second property you never lived in. If it was ever your main home, private residence relief changes the answer completely and this calculator will say so rather than guess.
Since the October 2024 Budget there is a single set of capital gains rates: 18% within your remaining basic rate band and 24% above it. Residential property no longer has its own higher rates. The annual exempt amount is £3,000, down from £12,300 in 2022/23.
The rate you pay depends on how much basic rate band you have left after your income. Someone with £35,000 of taxable income has £15,270 of room below the £50,270 threshold, so the first £15,270 of gain is taxed at 18% and the rest at 24%.
Scottish and Welsh taxpayers: capital gains tax is not devolved. It uses the UK rate bands even if you pay Scottish income tax at different rates, so the £50,270 figure above is correct for you too. This surprises people and is worth double-checking with your accountant rather than assuming the Scottish bands apply.
Acquisition and disposal costs (stamp duty you paid on purchase, legal fees, estate agent fees, survey costs) and capital improvements such as an extension. You cannot deduct repairs, redecoration, mortgage interest, or anything you already claimed against rental income.
18% on gains within your remaining basic rate band and 24% above it. Since the October 2024 Budget there is one set of rates and residential property no longer has separate higher rates. The annual exempt amount is £3,000.
Within 60 days of completion, using HMRC's UK property account, separately from your Self Assessment return. Missing the 60-day deadline is the most common cause of penalties on a property disposal.
Usually not in full. Private residence relief removes the gain for the period it was your only or main home, plus the final nine months of ownership. The calculation depends on your specific occupation dates, which is why this calculator declines to estimate it.
No. Capital gains tax is not devolved, so it uses the UK rate bands even for someone paying Scottish income tax. The basic rate limit of £50,270 applies.
Last verified 16 September 2026. This is an estimate from a calculator, not tax advice, and GlideOps is not a firm of accountants. It uses 2026/27 rates for England and Northern Ireland and cannot see your full circumstances. Check anything that matters against HMRC guidance or an accountant before you file or commit money.