Tax & take-home pay
Capital Gains Tax calculator (2026/27)
Capital Gains Tax is charged on the profit when you sell shares, funds, a second property or other taxable assets. The first £3,000 of gains is tax-free in 2026/27; above that, gains are taxed at 18% in the basic-rate band and 24% in the higher- and additional-rate bands.
- CGT due
- £1,800.00
- Net proceeds
- £11,200
- Effective rate on gain
- 13.8%
| Total gain | £13,000 |
|---|---|
| Annual exempt amount2026/27: £3,000. | −£3,000 |
| Taxable gain | £10,000 |
| Portion at 18% (basic-rate band)Basic-rate band remaining after your other income: £10,270. | £10,000 |
| Portion at 24% (higher-rate band) | £0 |
| Tax — 18% band | £1,800.00 |
| Tax — 24% band | £0.00 |
| Capital Gains Tax | £1,800.00 |
2026/27 rates. The gain stacks on top of your other taxable income — any part that still fits within the basic-rate band (taxable income below £50,270) is taxed at 18%, and the excess at 24%. Selling your main home is normally exempt under Private Residence Relief. Gains inside an ISA or pension are tax-free. Residential-property CGT must be reported and paid within 60 days of completion.
How it works
- Calculate the gain: sale proceeds minus the original cost (the 'base cost') minus any allowable costs (broker fees, stamp duty, qualifying improvements).
- Deduct the £3,000 annual exempt amount. Each individual gets their own — so married couples can sometimes double up by transferring the asset before sale.
- Apply the rate to the remaining gain: 18% on the part that fits in your basic-rate band, 24% on anything above. The rates were aligned across asset types in October 2024.
Common questions
- Do I pay CGT on selling my house?
- Normally no — Private Residence Relief usually exempts your main home if you have lived in it for the whole period of ownership. Second homes, buy-to-let and inherited property without occupation can attract CGT.
- What is 'bed and ISA'?
- Selling shares held outside an ISA and immediately re-buying them inside an ISA. The sale crystallises any gain (using up your annual allowance and any tax) but future growth is then tax-free.
- Can I offset losses against gains?
- Yes. Losses in the same tax year reduce your gains directly; unused losses can be carried forward indefinitely once reported to HMRC, usually via Self Assessment.