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Estimate your share of a UK rental property gain, the 2026/27 tax and the conditional 60-day reporting deadline.
Estimated CGT due
£1,728Your share of the gain
£12,600100% share, after allowable costsYour £12,600 property gain gives estimated CGT of £1,728 after your unused annual exemption, assuming exchange and completion both fall in 2026/27.
11 December 2026
60 calendar days after completion; the following day is day one. Weekends and bank holidays count. This is a filing deadline, not a tenancy notice; no service method applies.
Example: HMRC taxable income of £20,000 and illustrative property prices and dates.
Rates as of
The calculator estimates tax on the change in the property's value after allowable costs, not the cash left after repaying a mortgage. It starts with the price paid for the whole property and the proceeds from selling it, before sale costs.
Enter allowable buying, selling and improvement costs once. Your beneficial ownership share is then applied to the gain, so prices and costs must all describe the whole property; otherwise applying the share again would understate the result. The result is one owner's liability, not every owner together.
For income, enter taxable annual income after your Personal Allowance and Income Tax reliefs but before tax, including taxable rental profit and excluding this gain. The standard Personal Allowance is £12,570; it reduces above £100,000 adjusted net income and reaches zero at £125,140. The form does not deduct it again.
The £3,000 annual exemption belongs to the individual, so it is deducted after the ownership share. A loss shows as a negative gain but produces no tax refund.
GOV.UK's first 2026/27 example uses £20,000 taxable income and a £12,600 gain. To reproduce that gain, the illustrative purchase price is £200,000, sale price £217,600 and allowable costs £5,000, with sole ownership. The property details and dates are illustrative.
The remaining basic-rate band is £17,700, which covers all £9,600 of taxable gain. HMRC's second example, a £52,600 gain with the same income, crosses the rate boundary and produces £10,842 tax.
The estimate covers a UK-resident individual selling a residential investment property acquired from 1 April 1982. It assumes your full £3,000 annual exemption is unused, with no other gains, losses, unused losses, main-home relief or other reliefs. Companies, trusts, estates, non-residents, gifts, inherited property and sales below market value need separate treatment. A mortgage balance is not an allowable deduction.
Only 2026/27 rates are included, so a completion date outside 6 April 2026 to 5 April 2027 shows the gain but marks tax as unavailable. The form has no exchange date, so it assumes the contract became unconditional in the same tax year; an exchange in a different tax year needs a separate calculation.
The dates do not establish main residence, non-resident ownership or relief eligibility, and the form cannot decide whether a building cost is a capital improvement or a repair. Keep invoices, and do not count a cost that has already reduced rental income for tax.
GOV.UK and HMRC provide the rates, allowance, cost rules and distinction between contract and completion dates. For completions from 27 October 2021, the deadline is completion plus 60 calendar days. The following day is day one, and weekends and bank holidays count. It applies only if you must report, and assumes the law still applies for a future completion.
A UK-resident individual with no tax due on this sale alone generally has no 60-day property return to submit. Non-resident reporting rules differ, including sales with no tax due. Your final annual liability can also differ from this single-property estimate.
Speak to an accountant or tax adviser if exchange and completion cross a tax year, the property was ever your home, your ownership changed, you have other gains or losses, your annual exemption is already used, ownership shares do not match the allocation of costs, or a company, trust, inheritance or non-residence is involved.
Subtract the purchase price and allowable whole-property costs from the sale price, then apply your ownership share. Assuming your full £3,000 annual exemption is available in 2026/27, deduct it from a positive gain. The taxable part within your unused £37,700 basic-rate band is charged at 18%; the balance is charged at 24%.
Enter annual taxable income after your Personal Allowance and Income Tax reliefs, but before Income Tax is paid. This is not take-home pay. Include taxable rental profit and your other taxable income, excluding the property gain itself. The form does not deduct your Personal Allowance again; income above £100,000 may reduce that allowance.
Enter prices and allowable costs for the whole property, then your beneficial ownership percentage. The calculator applies that share to the gain before deducting your own full annual exemption. It estimates one owner’s liability, not the combined tax bill of all owners. Each owner may have different income, allowances and reliefs.
Qualifying purchase and sale costs, such as legal and estate agency fees, and eligible capital improvements may reduce the gain. Routine maintenance, costs already deducted from rental income, mortgage repayment and mortgage interest are not entered as capital costs here. Keep invoices and check eligibility with HMRC or a tax adviser.
The reporting and payment clock starts at completion. The tool adds 60 calendar days, including weekends and bank holidays, with the following day counted as day one. An unconditional exchange normally determines the tax year. The estimate assumes exchange and completion fall in the same tax year because only one sale date is provided.
For the UK-resident individual modelled here, a nil liability generally means no 60-day property tax return is due for this sale alone. Other gains or circumstances can change reporting obligations. Non-residents must report UK property disposals even with no tax to pay; the non-resident tax calculation is outside this tool.
Understand mortgage interest relief and compare two tax years.
Compare keeping and selling after capital gains tax, using your own assumptions.
