Capital Gains Tax Calculator 2025/26
Calculate your capital gains tax on property, shares, and other assets. Free, instant results with visual breakdowns.
This calculator provides estimates based on current HMRC rates and thresholds. It is not financial advice.
How it works
Enter your purchase and sale prices
Plus allowable costs like solicitor fees and improvements.
See your gain and tax breakdown
Visual chart showing your taxable gain, exemption used, and tax due.
Compare selling now vs next tax year
Scenario comparison to help you time your disposal.
What you'll get
Your capital gains tax
£4,200
Calculation based on current HMRC rates for the 2025/26 tax year. Results are indicative only.
How capital gains tax works in the UK
What is the CGT annual exemption for 2025/26?
The capital gains tax annual exemption for 2025/26 is £3,000 per individual. This means the first £3,000 of your total taxable gains in a tax year is tax-free. Married couples and civil partners each receive their own £3,000 exemption. The exemption was reduced from £6,000 in 2023/24 and from £12,300 in 2022/23, making tax planning on disposals more important than ever.
What are the CGT rates for residential property?
Residential property gains are taxed at 18% for basic rate taxpayers and 24% for higher and additional rate taxpayers in 2025/26. These rates apply to buy-to-let properties, second homes, and any residential property that does not qualify for Private Residence Relief. The higher rate increased from 20% to 24% following the Autumn Budget 2024 changes, effective from 30 October 2024.
What are the CGT rates for other assets?
Non-residential assets such as shares, business assets, and personal property above £6,000 in value are taxed at 10% for basic rate taxpayers and 20% for higher and additional rate taxpayers. The rate that applies depends on your total taxable income plus gains — if your gains push you above the basic rate band (£37,700 above the personal allowance in 2025/26), the portion above is taxed at the higher rate.
How is a capital gain calculated?
Your capital gain is the difference between what you paid for an asset (the acquisition cost) and what you sold it for (the disposal proceeds), minus allowable costs. Allowable costs include purchase costs such as solicitor fees and stamp duty, improvement costs that enhanced the asset's value, and selling costs like estate agent and legal fees. You then deduct your annual exemption (£3,000) and any allowable losses before tax is calculated.
What gains are exempt from CGT?
Your main home is usually exempt from CGT through Private Residence Relief, provided it has been your only or main residence throughout ownership. Gains within ISAs and pensions are completely exempt. Other exemptions include gains on personal possessions worth £6,000 or less (known as chattels), UK government gilts, and gains on disposal of a car. Assets transferred between spouses or civil partners are treated as no-gain, no-loss transactions.
When do I need to report and pay CGT?
For UK residential property disposals, you must report and pay CGT within 60 days of completion using the HMRC CGT on UK property service. For all other assets, you report gains through your Self Assessment tax return by 31 January following the end of the tax year. Failure to report within the 60-day window for property can result in penalties and interest. If you have no Self Assessment obligation and your only gains are covered by the annual exemption, you do not need to report.
What is Business Asset Disposal Relief?
Business Asset Disposal Relief (formerly Entrepreneurs' Relief) allows qualifying business disposals to be taxed at a reduced rate of 10% instead of the standard 20% rate. The lifetime limit is £1 million of qualifying gains. To qualify, you must be disposing of all or part of a trading business you have owned for at least two years, or shares in a personal trading company where you hold at least 5% of shares and voting rights and are an officer or employee.
Rates sourced from authoritative data
Frequently Asked Questions
How much capital gains tax do I pay?
The amount depends on the type of asset and your income tax band. Residential property gains are taxed at 18% (basic rate) or 24% (higher rate). Other assets like shares are taxed at 10% (basic rate) or 20% (higher rate). Your first £3,000 of gains each year is tax-free under the annual exemption.
What is the CGT annual exemption for 2025/26?
The capital gains tax annual exemption for 2025/26 is £3,000 per individual. This is the amount of capital gains you can make each tax year before any CGT is due. It was reduced from £6,000 in 2023/24.
Do I pay CGT on my main home?
No. Your main home (principal private residence) is usually exempt from CGT through Private Residence Relief. This applies as long as the property has been your only or main residence throughout the period of ownership. Partial relief may apply if you let part of it or were absent for periods.
How do I report capital gains tax?
For UK residential property sales, you must report and pay within 60 days of completion using HMRC's online CGT on UK property service. For other assets (shares, non-residential property), you report through your Self Assessment tax return. If your total gains are within the annual exemption, you generally do not need to report.
Can I reduce my CGT bill?
Yes. You can use your £3,000 annual exemption, offset capital losses from the same or previous tax years, transfer assets to a spouse before selling (to use both exemptions), contribute to pensions to stay in a lower tax band, or time disposals across two tax years. Business Asset Disposal Relief can also reduce the rate to 10% on qualifying disposals.
What is Business Asset Disposal Relief?
Business Asset Disposal Relief (formerly Entrepreneurs' Relief) taxes qualifying business disposals at a reduced rate of 10% instead of the standard 20%. It applies to the sale of all or part of a trading business, or shares in your personal company if you hold at least 5% of shares and have been an officer or employee. The lifetime limit is £1 million.
How much CGT do I pay on a buy-to-let property?
Buy-to-let properties are taxed at residential property rates: 18% if you are a basic rate taxpayer and 24% if you are a higher or additional rate taxpayer. Your taxable gain is the sale price minus purchase price, minus allowable costs, minus the £3,000 annual exemption. You must report and pay within 60 days of completion.
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