Updated to 6 April 2025 CGT rates
UK Capital Gains Tax Calculator: Residential Property
Calculate Capital Gains Tax on the sale of UK residential property, accounting for Private Residence Relief, the Annual Exempt Amount, and the basic / higher rate split for the year of disposal.
- Private Residence Relief (0.0%)
- Annual Exempt Amount (2.1%)
- CGT (23.5%)
- Taxable gain you keep (74.4%)
You keep about 76.5% of the gain; HMRC takes 23.5% in CGT.
UK CGT losses can be carried forward to offset future gains (not modelled here).
| Sale price | £350,000 |
|---|---|
| Purchase price | −£200,000 |
| Allowable costs | −£5,000 |
| Gross gain | £145,000 |
| Annual Exempt Amount | −£3,000 |
| Taxable gain | £142,000 |
| CGT rate (higher rate) | 24% |
| Total CGT | £34,080 |
Information
Capital Gains Tax on UK residential property has its own rate table, distinct from the general schedule that covers shares, crypto, and business assets. Two rates apply: 18% for basic-rate taxpayers and 24% for higher / additional-rate taxpayers (from 6 April 2024; was 28% before).
Private Residence Relief. If the property was ever your main residence, the portion of the gain attributable to that period is exempt. The exemption is computed as gain × (months as main residence + 9) / total months owned. The last 9 months of ownership always count toward main-residence time, softening the edge case where you've moved out before completion.
Annual Exempt Amount. £3,000 from 2024/25 (down from £6,000 in 2023/24 and £12,300 before that). Applies across every CGT disposal in the year, so this calculator assumes you haven't used any of it on other disposals.
Allowable costs. Solicitor fees, estate-agent fees, Stamp Duty on the original purchase, and capital improvements (kitchens, extensions, new roofs, but not routine maintenance). Reduce the gross gain pound-for-pound.
What's not modelled. Letting Relief (now narrowly applies only to shared-occupancy cases since April 2020), capital losses brought forward, joint ownership / spouse transfers, non-UK-resident CGT rules, and shares / business assets (different rate table). For those, use a tax adviser.
FAQ
- What is Private Residence Relief?
If a property was ever your main residence, the portion of the gain attributable to that period is exempt from CGT. The exemption is computed as gain × (months as main residence + 9) / total months owned. The last 9 months of ownership always count if the property ever was your main residence; this softens the edge case where you've moved out before completion.
- What's the Annual Exempt Amount?
The £3,000 personal CGT allowance for 2024/25 onwards (down from £6,000 in 2023/24). It's deducted from your gain across every CGT disposal in the year. This calculator assumes you haven't used any of it on other disposals; if you have, reduce your taxable gain by the difference manually.
- Why are residential rates different from share rates?
UK residential property has historically attracted higher CGT than shares or crypto. From October 2024 the general rates aligned with residential (18% / 24%), but the legislative regimes remain distinct; the rates could diverge again. Pre-October 2024 the residential higher rate was 24% (down from 28% in April 2024), while general CGT was 10% / 20%.
- Is this calculator for shares or business assets?
No: it's specifically for UK residential property. Shares, crypto, and business assets use a different rate table and reliefs (Business Asset Disposal Relief etc.). Use the general CGT calculator for those (not built yet).
- What about Letting Relief?
Letting Relief was substantially restricted in April 2020; it now applies only to shared-occupancy cases where the owner lived in the property at the same time as the tenant. This calculator doesn't model it; the narrow eligibility makes it more useful as a follow-up conversation with an accountant than a generic input field.
Recent changes
-
Autumn Budget 2024 aligned general CGT rates up to match residential (18% basic / 24% higher). Residential rates unchanged.
-
Annual Exempt Amount cut from £6,000 to £3,000. Spring Budget 2024 also cut the residential higher rate from 28% to 24%; basic rate unchanged at 18%.
-
Annual Exempt Amount cut from £12,300 to £6,000 (first of the two-step cut announced in Autumn Statement 2022). Residential rates unchanged at 18% / 28%.
Sources
Disclaimer
Not financial or legal advice. Figures are computed from HMRC's published rates and don't account for personal circumstances such as joint ownership, Letting Relief eligibility, capital losses brought forward, or AEA already consumed by other disposals in the same tax year. Consult an accountant for the authoritative figure on your specific disposal.
