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Tax

Capital Gains Tax Calculator (Buy-to-Let Disposal)

Estimate the Capital Gains Tax on selling a buy-to-let. Enter the sale and purchase figures, your costs and improvements, and your tax band, and see the taxable gain after the £3,000 annual exempt amount with the 18% and 24% slices shown separately.

£
£
Your income tax band

Basic-rate taxpayers pay 18% on gains within the remaining basic-rate band, then 24%. Higher and additional-rate taxpayers pay 24% on the lot.

›Costs, improvements & ownership (optional)
£

SDLT, legal and survey fees when you bought. All deductible.

£

Agent and legal fees on the sale.

£

Extensions, conversions. Not repairs you already claimed against rent.

%

Joint owners each declare their share of the gain.

£

Of this year's £3,000 annual exempt amount, on other gains.

Estimated CGT bill£20,160Report and pay within 60 days of completion.
Your gain£87,000After all deductible costs.
Taxable gain£84,000After £3,000 exempt amount.
Taxed at 18%£0On £0 within the basic band.
Taxed at 24%£20,160On £84,000 above it.
Effective rate on the gain23.17%

An estimate using the 2026/27 rules for individuals in England: £3,000 annual exempt amount, 18% and 24% rates, £37,700 basic-rate band, verified against gov.uk on 3 July 2026. It ignores Private Residence Relief, losses and company disposals, and it is not tax advice. Remember the 60-day report-and-pay deadline; confirm your position with an accountant.

Questions landlords ask

Straight answers to the questions behind this calculator. The Padlord blog goes deeper on every topic here.

What are the CGT rates on selling a buy-to-let?

For 2026/27 individuals pay 18% on gains that fit within their unused basic-rate band and 24% above it; higher and additional-rate taxpayers pay 24% on the whole taxable gain. The first £3,000 of gains each year (the annual exempt amount) is tax free. Gains on residential property no longer carry a surcharge over the main rates.

What can I deduct from the gain?

The purchase price, buying costs (SDLT, legal and survey fees), selling costs (agent and legal fees) and capital improvements such as an extension or a loft conversion. You cannot deduct repairs, maintenance or mortgage interest, and any expense already claimed against rental income cannot be claimed again against the gain.

When do I have to report and pay the CGT?

Within 60 days of completion. A UK residential property disposal with tax to pay must be reported on HMRC's online property account and the tax paid within 60 days, separately from (and earlier than) your Self Assessment return. Missing the window brings late-filing penalties and interest.

Do joint owners each get the £3,000 exempt amount?

Yes. Each owner declares their share of the gain and sets their own annual exempt amount and tax band against it, so a couple owning 50/50 shelters up to £6,000 of gain between them and any basic-rate band headroom is applied per person. Transfers between spouses and civil partners are made at no gain and no loss, which allows shares to be arranged before a sale, with advice.

Related tools

Stamp duty refundCheck if you can claim back the stamp duty surcharge after selling your previous main home, how much it is worth, and the exact deadline to claim by.Stamp dutyWork out stamp duty (SDLT) on a UK property at today's rates, with the 5% buy-to-let surcharge, the effective rate and a band-by-band breakdown.Section 24 taxSee what the Section 24 mortgage-interest restriction costs a landlord: tax before and after the change, the 20% credit and your post-tax profit.

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