HMRC Property CGT 202618% & 24% Rates60-Day Report Rule
Capital Gains Tax (CGT) Property Rates Calculator
Calculate Capital Gains Tax on residential property sales (buy-to-let & second homes) under 18% basic and 24% higher rate CGT bands and the £3,000 exemption limit.
Residential Property CGT Calculator
Compute taxable gain and HMRC CGT payable within 60 days of completion
£
Selling price minus purchase price & allowable costsProperty CGT Result:
Taxable Capital Gain
£42,000
Minus £3,000 Annual ExemptionCGT Tax Payable (60-Day Deadline)
£10,080
24% Property CGT RateUK Residential Property CGT Rules 2026/27
When selling or disposing of a UK residential property that is not your primary residence (such as a buy-to-let property, second home, or inherited dwelling), any net profit is subject to Capital Gains Tax (CGT).
| Income Tax Band | Residential Property CGT Rate | 60-Day HMRC Payment & Report Deadline |
|---|---|---|
| Basic Rate Taxpayer | 18% | Required online via UK Property CGT Account |
| Higher / Additional Rate Taxpayer | 24% | Required online via UK Property CGT Account |
Key Residential Property CGT Rules
- 60-Day Online Reporting: UK residents must report and pay CGT online within 60 calendar days of property completion. Non-UK residents must report all UK property sales within 60 days even if no tax is due.
- Private Residence Relief (PRR): 100% tax-free if the property was your main home throughout ownership without periods of letting or commercial use.
- Deductible Expenditure: Stamp Duty (SDLT), estate agent fees, solicitor legal fees, conveyancing costs, and capital improvement costs (e.g. extension/renovation) reduce the net gain.
- Annual Exempt Amount: Each individual gets a £3,000 tax-free allowance for 2026/27. Spouses living together can transfer property interests tax-free to utilize two £3,000 allowances.
Frequently Asked Questions (6 Detailed FAQs)
For 2026/27, gains on UK residential property (such as buy-to-let properties or second homes) are taxed at 18% for gains falling within an individual's unused basic-rate Income Tax band and 24% for gains above that band. The £3,000 annual exempt amount applies first to reduce chargeable gains.
Private Residence Relief (PRR) generally shelters a main home from CGT if it was occupied as your primary residence throughout ownership. However, if the property was let out, used for business, or exceeded 0.5 hectares without justification, partial CGT may be due.
UK residents who sell or dispose of UK residential property on which CGT is payable must report the gain and pay the tax due to HMRC online within 60 calendar days of property completion. Non-UK residents must report all UK property disposals within 60 days even if no tax is due.
Yes. Allowable capital losses reported to HMRC within 4 years after the end of the tax year of disposal can offset property capital gains. Losses are applied after the £3,000 annual exempt amount has been deducted.
Qualifying acquisition and disposal expenses (estate agent commissions, solicitor legal fees, surveyor costs, stamp duty SDLT) and capital improvement expenditure (e.g. extension or structural alterations still reflected in the property) are deductible allowable expenses.
Qualifying transfers between spouses or civil partners living together are made on a no-gain/no-loss basis. The receiving partner assumes the original historic cost. Both partners retain their separate £3,000 annual exempt amounts when the property is subsequently sold.
GOV.UK VerifiedOfficial UK Government Guidance & Legal Authorities
- • GOV.UK Capital Gains Tax on Property: gov.uk/tax-sell-property
- • HMRC 60-Day Report and Pay Service: gov.uk/report-and-pay-capital-gains-tax
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Key Tax Benchmarks
Annual CGT Allowance£3,000
Basic Rate Property Rate18%
Higher Rate Property Rate24%
Reporting Deadline60 Calendar Days