Selling a second home or buy-to-let? Enter your buying and selling prices, costs and income to see the gain, the £3,000 allowance, and the CGT due at the 18% and 24% residential property rates.
Residential · England, Wales & NI
Capital Gains Tax on property is charged on the profit, not the sale price. You take the sale price, subtract what you paid, then deduct buying and selling costs (legal fees, estate agent, Stamp Duty) and the cost of any capital improvements. The first £3,000 of gains each year is tax-free.
| Where the gain falls | Rate (residential) |
|---|---|
| Within your basic-rate band | 18% |
| Above the basic-rate band | 24% |
| First £3,000 of gains | 0% (exempt) |
For gains on shares instead, use the general capital gains tax calculator, and check the surcharge you paid on purchase with the second home stamp duty calculator.
Residential gains are taxed at 18% within your remaining basic-rate band and 24% above it. The first £3,000 of gains is exempt.
Usually no. Private Residence Relief removes CGT on your only or main home. The tax mainly hits second homes, buy-to-lets and holiday lets.
Within 60 days of completion, using HMRC's online CGT on property account. Late reporting risks penalties and interest.
Yes — legal fees, estate agent fees, the Stamp Duty you paid and the cost of capital improvements all reduce the gain. Routine repairs and mortgage interest do not.
