Capital Gains Tax calculator 2026/27
In 2026/27 you pay Capital Gains Tax at 18% on gains within your unused basic rate band and 24% on the rest, after a £3,000 tax-free allowance. Property, shares and other assets are taxed at the same rates, and gains qualifying for Business Asset Disposal Relief pay 18%. UK residents who owe tax on UK residential property must report and pay it within 60 days of completion.
How much Capital Gains Tax will I pay?
Enter the figures for a sale in the 2026/27 tax year (6 April 2026 to 5 April 2027). If you own the asset jointly, enter your share only. The result updates as you type, and nothing you enter is stored or sent anywhere.
Your result
Enter the sale price, purchase price and your taxable income to see your Capital Gains Tax.
You'll see your gain, the losses and allowance set against it, how much falls in your basic rate band at 18% and how much at 24%, when to report and pay, and the assumptions behind the figures.
Selling a rental property?
The rent is taxed separately from the sale. Our landlord tax calculator works out the income tax on your rental profit, and the stamp duty calculator covers your next purchase.
What are the Capital Gains Tax rates for 2026/27?
You pay 18% on gains within your unused basic rate band and 24% above it, so higher and additional rate taxpayers pay 24% on all their taxable gains (GOV.UK: Capital Gains Tax rates). The first £3,000 is tax-free (GOV.UK: rates and allowances), and property has been taxed at the same rates as other assets since 30 October 2024 (HMRC policy paper).
| Item | 2026/27 | Who it applies to |
|---|---|---|
| Annual exempt amount | £3,000 | Each individual (most trustees £1,500) |
| Basic rate band for CGT | £37,700 | All UK taxpayers, including Scotland and Wales |
| Gains within your unused band | 18% | Property and other assets |
| Gains above the band | 24% | Property and other assets |
| Business Asset Disposal Relief | 18% (14% in 2025/26) | Up to £1 million of lifetime gains |
| Investors' Relief | 18% | Separate £1 million lifetime limit |
Scottish and Welsh taxpayers use this UK band, not their own income tax bands (TCGA 1992, section 1J).
How is Capital Gains Tax worked out?
Your gains sit on top of your income. The calculator follows GOV.UK's steps:
- Work out the gain: sale price, less what you paid and buying, selling and improvement costs.
- Deduct this year's losses in full, even if that wastes some of your allowance (GOV.UK: losses).
- Deduct the £3,000 allowance. Earlier years' losses only bring gains down to £3,000; the rest carries forward (TCGA 1992, section 1K).
- Add what is left to your taxable income (income after the Personal Allowance and other reliefs).
- Apply the rates: 18% on the part within the £37,700 band, 24% on the rest.
The allowance and losses go against the highest-taxed gains first. Gift Aid and relief-at-source pension contributions extend your band (HMRC manual CG21204), so take the gross amount off the income you enter.
How does Business Asset Disposal Relief work in 2026/27?
Qualifying gains are taxed at 18% for disposals from 6 April 2026 (14% in 2025/26, 10% before 6 April 2025), on up to £1 million of lifetime gains (GOV.UK: Business Asset Disposal Relief). They use your basic rate band before other gains (GOV.UK: work out your tax), so with both rates at 18% the relief only saves tax on the part of a qualifying gain above your unused band.
For shares, for 2 years before the sale you must be an employee or officer of a trading company or group, hold at least 5% of its shares and votes, and be entitled to 5% of its distributable profits and winding-up assets, or of the sale proceeds. Sole traders and partners need 2 years of ownership (GOV.UK: eligibility). Claim by 31 January 2029 for a 2026/27 sale (GOV.UK: how to claim).
Do I pay Capital Gains Tax when I sell my home?
Usually not. Private Residence Relief applies automatically if it was your only or main home throughout, you didn't let part of it (a lodger is fine) or use part only for business, the grounds are under 5,000 square metres, and you didn't buy it just to make a gain (GOV.UK: tax when you sell your home). A former home may get partial relief, and the last 9 months always qualify (GOV.UK: absence from home).
Worked example: selling a buy-to-let flat
A landlord with a £42,570 salary has £30,000 of taxable income after the £12,570 Personal Allowance. In 2026/27 they sell a buy-to-let flat for £260,000 that cost £180,000, with £9,000 of buying, selling and improvement costs.
- Gain: £260,000 − £180,000 − £9,000 = £71,000.
- Less the £3,000 allowance: £68,000 taxable.
- Unused basic rate band: £37,700 − £30,000 = £7,700 at 18% = £1,386.
- The remaining £60,300 at 24% = £14,472.
Capital Gains Tax is £15,858, about 22.3% of the gain. Because it is UK residential property, the landlord must report and pay within 60 days of completion (GOV.UK: report and pay on UK property), and include the sale on their 2026/27 return if they file one.
When do I report and pay Capital Gains Tax?
UK residential property has a 60-day rule. Other gains go on your Self Assessment return or, if you don't file one, HMRC's real time Capital Gains Tax service.
| What | Deadline for 2026/27 |
|---|---|
| UK residential property, UK resident with tax to pay | Report and pay within 60 days of completion |
| Other gains through Self Assessment | Pay by 31 January 2028; tell HMRC by 5 October 2027 if you don't usually file |
| Other gains through the real time service (UK residents not in Self Assessment) | Report by 31 December 2027, pay by 31 January 2028 |
| Claiming Business Asset Disposal Relief | By 31 January 2029 |
| Claiming a capital loss | Within 4 years: by 5 April 2031 |
What this calculator does not cover
- Partial Private Residence Relief on a former home.
- Non-UK residents, who must report every UK property or land sale within 60 days, even with no tax due.
- Trustees, personal representatives, companies, Investors' Relief and EMI shares. For BADR, we assume you qualify.
- Carried interest (taxed under Income Tax and National Insurance from 6 April 2026), and years you claim the foreign income and gains regime, which removes the £3,000 allowance.
- Losses on sales to family or other connected people, which only count against gains on sales to the same person, and gifts between spouses or civil partners who live together, which are at no gain, no loss (GOV.UK: gifts to your spouse).
Our personal tax service can check the figures and file your return. Landlords can also try the landlord tax calculator and the stamp duty calculator. Our 2026/27 tax deadlines calendar lists every date, and the guide to tax reliefs business owners miss covers other allowances. Selling your company? Our business advisory service includes planning for tax bills.
Free white paper
Tax savings everyone should be aware of: 2026/27
The allowances and reliefs we see people miss most often, with the 2026/27 limits. Free to download.
Frequently asked questions
What is the Capital Gains Tax allowance for 2026/27?
£3,000. Each individual can make £3,000 of gains in the 2026/27 tax year before any Capital Gains Tax is due, the same as in 2024/25 and 2025/26. It was £6,000 in 2023/24. Most trustees get £1,500. Losses from the same tax year come off your gains before the allowance, even if that wastes part of it.
What rate of Capital Gains Tax do I pay on a second home or buy-to-let?
The same rates as other assets: 18% on gains within your unused basic rate band and 24% above it, after the £3,000 allowance. Residential property and other assets have been taxed at the same rates since 30 October 2024. If you are UK resident and owe tax on a sale of UK residential property, you must report it and pay within 60 days of completion.
What is the Business Asset Disposal Relief rate for 2026/27?
18% for disposals on or after 6 April 2026, up from 14% in 2025/26 and 10% before 6 April 2025. The relief covers up to £1 million of qualifying gains over your lifetime. BADR gains use up your basic rate band first, so any other gains you make in the same year are more likely to be taxed at 24%.
How do capital losses reduce my Capital Gains Tax?
Losses from the same tax year come off your gains in full before the £3,000 allowance. Unused losses from earlier years only bring your gains down to £3,000, so the allowance isn't wasted, and the rest carries forward. You must report a loss within 4 years of the end of the tax year you made it, so by 5 April 2031 for a 2026/27 loss.
Do Scottish taxpayers pay Capital Gains Tax at different rates?
No. The 18% and 24% rates apply across the UK, and Scottish and Welsh taxpayers use the UK basic rate band of £37,700 to decide which rate applies, not the Scottish or Welsh income tax bands. Take your total income, deduct your Personal Allowance and compare what is left with £37,700.
Written and reviewed by George Nicholson BFP ACA, ICAEW Chartered Accountant. Last reviewed 20 October 2026. This page is general information, not personal advice.
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