What is the Capital Gains Tax rate on property in 2026/27?

For UK residential property sold in 2026/27, CGT is charged at 18% if the gain falls within your Income Tax basic rate band, and 24% on any amount above. Your gain is added on top of your other income to determine which band applies. Rates apply after deducting the £3,000 Annual Exempt Amount. Source: gov.uk/capital-gains-tax/rates

What is the Annual Exempt Amount (AEA) for CGT in 2026/27?

The Annual Exempt Amount is £3,000 for 2026/27. Each individual gets their own exemption. For joint ownership, each co-owner deducts £3,000 from their share of the gain before calculating tax. Source: gov.uk/capital-gains-tax/allowances

What is the 60-day CGT reporting deadline for property?

If you sell a UK residential property and have CGT to pay, you must report and pay via HMRC's CGT on UK Property online service within 60 days of completion. This is separate from your Self Assessment tax return. The deadline applies even if you will also report the gain on your tax return. Source: gov.uk/report-and-pay-your-capital-gains-tax

What is Principal Private Residence (PPR) relief?

PPR relief (also called Private Residence Relief or PRR) exempts the portion of your gain that relates to the period you lived in the property as your main home. The final 9 months of ownership are always treated as a qualifying period if you ever lived there, even if you had moved out. The relief is calculated as: gain × (qualifying months ÷ total months owned). Source: gov.uk/tax-sell-property/work-out-your-gain

Can I claim lettings relief on my rental property in 2026/27?

Since April 2020, lettings relief is only available if you shared the property with your tenant at the same time — known as shared occupancy. If you lived elsewhere while letting the property, you cannot claim lettings relief. Where it does apply, the relief is capped at the lowest of: £40,000, the amount of PRR you are entitled to, or the gain attributable to the letting period. Source: gov.uk/tax-sell-property/letting-relief

Do joint owners each get a separate Annual Exempt Amount?

Yes. For jointly owned property, each co-owner is treated separately for CGT purposes. Each person calculates their share of the gain, deducts their own £3,000 Annual Exempt Amount, and pays CGT based on their own income tax position. This means a couple with a joint property can potentially shelter £6,000 of gain in 2026/27.

What costs are allowable when calculating CGT on a property?

You can deduct: the original purchase price; buying costs such as Stamp Duty Land Tax (SDLT), solicitor fees and survey costs; selling costs such as estate agent commission and solicitor fees; and capital improvement costs (e.g. extensions, new kitchens, loft conversions). You cannot deduct routine maintenance and repairs, mortgage interest, or insurance. Source: gov.uk/tax-sell-property/work-out-your-gain

CGT Calculator 2026/27

Calculate Capital Gains Tax on your UK property sale. Covers PRR, the final 9-months rule, post-2020 lettings relief, and the 60-day HMRC reporting deadline. Results are instant and free.

Rates: 18% basic / 24% higher (gov.uk) · AEA £3,000 · Basic rate threshold £50,270

1. Property details

Property address (optional)

Used to label your saved report — not shared with HMRC.

Purchase price (£)

Purchase date

Sale price (£)

Sale / completion date

2. Allowable costs

Leave blank if zero. What costs are allowable?

Buying costs (£)

SDLT, solicitor, survey

Selling costs (£)

Agent, solicitor

Capital improvements (£)

Extensions, not repairs

3. Ownership & income

Ownership structure

Sole owner (100%)Joint — 50/50Joint — custom %

Your annual taxable income (£)

Income in the tax year of sale, excluding this gain (salary, rental income, etc.)

4. Main residence history

Did you ever live in this property as your main home?

YesNo

Frequently asked questions

What is the CGT rate on property in 2026/27?

For residential property, CGT is charged at 18% on gains within your Income Tax basic rate band and 24% on gains above. Your gain is stacked on top of your other income to determine the applicable rate. Source: gov.uk/capital-gains-tax/rates

What is the Annual Exempt Amount (AEA)?

The AEA is £3,000 for 2026/27. Each owner gets their own exemption — so joint owners can shelter up to £6,000 of combined gain. Source: gov.uk/capital-gains-tax/allowances

What is the 60-day CGT reporting deadline?

You must report and pay CGT on UK residential property within 60 days of completion via HMRC's CGT on UK Property online service. This applies even if you also include the gain in your Self Assessment return. Source: gov.uk/report-and-pay-your-capital-gains-tax

What is Principal Private Residence (PRR) relief?

PRR exempts the gain relating to the period you lived in the property as your main home. The final 9 months of ownership are always exempt if you ever lived there — even after you moved out. Source: gov.uk/tax-sell-property/work-out-your-gain

Can I claim lettings relief on a property I let out?

Since April 2020, lettings relief only applies if you shared the property with your tenant simultaneously — known as shared occupancy. If you moved out before letting, you cannot claim lettings relief. Maximum per owner: the lowest of £40,000, your PRR amount, or the gain attributable to the letting period. Source: gov.uk/tax-sell-property/letting-relief

What costs can I deduct from my CGT calculation?

Allowable costs include: original purchase price; buying costs (SDLT, solicitor fees, survey); selling costs (estate agent, solicitor); and capital improvement costs (extensions, loft conversions, new bathrooms — not routine repairs or maintenance). Source: gov.uk/tax-sell-property/work-out-your-gain

Does each joint owner get a separate Annual Exempt Amount?

Yes. For jointly owned property each co-owner is taxed on their share of the gain and each deducts their own £3,000 AEA. CGT is then calculated at rates based on each individual's own taxable income for the year.

Also useful: MTD for Income Tax

If your rental income exceeds £50,000, Making Tax Digital for Income Tax is mandatory from April 2026.

Read the MTD Landlord Guide →