Calculate your Capital Gains Tax liability on shares, residential property, and other assets based on HMRC 2025/26 rates, annual exempt amount, and your income tax band
| Asset | Proceeds | Cost | Gain / Loss | Relief | Taxable gain |
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| Band | Rate | Gain in band | CGT |
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| Metric | Amount | Notes |
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| Metric | Value | Notes |
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Faiq Ur Rahman is a web designer, digital product developer, and founder of Toolraxy, a growing platform of web-based calculators and utility tools. He specializes in building structured, user-friendly tools focused on health, finance, productivity, and everyday problem-solving.
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Selling shares, a rental property, or a business stake usually triggers Capital Gains Tax. HMRC doesn’t deduct it at source. You report it yourself, and the figure you owe depends on your income tax band, how much you’ve already used of the £3,000 annual exempt amount, and which reliefs apply to each asset. Miss that detail and you can end up paying thousands more than necessary, or worse, underpaying and drawing a penalty letter. This calculator handles the sequencing for you. It applies losses before the exemption, splits gains between the 18% and 24% bands, and treats BADR gains separately at 14%. Use it before you file, before you sell, or before you ask an accountant what the damage looks like.
Choose your currency from the top dropdown. GBP is the default.
Enter your taxable income after allowances. This sets how much of your £37,700 basic rate band is left for gains.
Pick the tax year, 2025/26 or 2026/27.
Select your residency status. Non-residents are limited to UK property gains.
Add each disposal. Give it a name, enter proceeds and allowable cost, and pick the asset type.
Add capital losses brought forward from earlier years, if you have any.
Toggle the reliefs that apply: BADR, Private Residence Relief, charitable gifts, or Gift Hold-Over Relief.
Read the result. The hero figure is your total CGT liability for the year.
The calculator chains four operations in a fixed order. Change the order and the number changes.
Formula: CGT = (Total Gains − Losses − Losses B/F − Annual Exempt Amount) × Applicable Rate
Each disposal is processed on its own first. Gain = Proceeds − Allowable Cost. Losses from one asset reduce gains from another in the same tax year. Then any losses you’ve brought forward from earlier years get used. Then the £3,000 annual exempt amount is deducted. Whatever survives those three steps is your taxable gain.
The rate you pay on that taxable gain depends on your income. The first slice of gain that fits into your unused basic rate band gets taxed at 18%. Everything above it gets taxed at 24%. If you have a qualifying BADR gain, that portion is pulled out first and charged at 14% for 2025/26.
The tool also handles three full exemptions. Private Residence Relief zeroes out gains on your main home. Charitable gifts are exempt. Gift Hold-Over Relief defers the gain rather than eliminating it.
Daniel sold two assets in the 2025/26 tax year. He earns £42,000 taxable income, so his basic rate band is fully used up. That means every pound of taxable gain gets charged at 24%.
Disposal 1 – Shares: Proceeds £24,500, cost £9,800. Gain = £14,700.
Disposal 2 – Buy-to-let flat: Proceeds £312,000, cost £198,000. Gain = £114,000. He’s lived in it for two of the nine years he owned it, but he doesn’t claim PRR because it wasn’t his main home for most of that period.
Total gains: £14,700 + £114,000 = £128,700.
Current-year losses: £0.
Losses brought forward: £6,400 from a failed share punt in 2022.
Net gains: £128,700 − £6,400 = £122,300.
Annual exempt amount: £3,000.
Taxable gain: £122,300 − £3,000 = £119,300.
CGT calculation: The basic rate band is fully used. All £119,300 falls at 24%. Tax = £28,632.
His net gain after CGT: £122,300 − £28,632 = £93,668. Effective rate on net gains: 23.4%.
Residential property gains are taxed at 18% or 24%, same as other assets from 2025/26 onwards. That’s a change from earlier years, when property carried its own higher rates of 18% and 28%. Your share of the gain above the basic rate band gets charged at 24%.
If you’ve got £10,000 of unused basic rate band and a £50,000 taxable gain, the first £10,000 pays 18% and the remaining £40,000 pays 24%. That works out to £1,800 + £9,600 = £11,400. Residential property has its own reporting deadline: 60 days from completion, with a payment on account due at the same time. Don’t wait for Self Assessment.
If your income already uses up the basic rate band, £50,000 of taxable gain costs £12,000 at 24%. If you have the full basic rate band spare, the first £37,700 pays 18% (£6,786) and the rest pays 24%, giving £9,738. The £3,000 annual exempt amount comes off first either way.
It’s £3,000 for individuals in 2025/26. Trustees get £1,500. The amount hasn’t changed since April 2024, and you lose it if you don’t use it that tax year.
Usually no. Private Residence Relief covers your only or main home for the time you lived in it, plus the final nine months of ownership. If you rented it out or used it for business, that portion of the gain is taxable.
A capital gain is the profit from selling, gifting, or otherwise disposing of an asset that’s increased in value. Proceeds minus allowable cost equals the gain. Allowable costs include the purchase price, stamp duty, legal fees, and capital improvements.
BADR cuts CGT on qualifying business disposals to 14% for 2025/26. You need to have owned the business or shares for at least two years and meet HMRC’s trading and ownership conditions. The lifetime cap is £1 million of gains.
Yes, if the asset is transferred to them before sale. Spousal transfers happen at no gain, no loss, so no CGT is triggered. Once the asset is in their name, their £3,000 AEA and their basic rate band apply on disposal.
Losses reduce your gains in the same tax year. If losses exceed gains, the excess carries forward to future years, but only if you report them to HMRC within four years. Unreported losses can’t be used later.
No. CGT is a UK-wide tax set by Westminster. Scottish income tax bands affect your income tax, but they don’t change your CGT rate. Scottish taxpayers use the same 18% and 24% CGT rates as everyone else.
60 days from completion. You must file a provisional return and pay the estimated tax within that window, even if you’ll finalise the numbers later through Self Assessment. Miss the deadline and interest plus penalties start accruing.
Yes, HMRC treats cryptoassets as chargeable assets. Swapping one crypto for another, spending it, or gifting it all count as disposals. You can’t net trades against each other across tax years, and you need to use a pooling method for cost basis.
It defers the gain instead of eliminating it. The recipient takes on your original cost basis, so the deferred gain gets taxed when they eventually sell. It applies to qualifying business assets, certain shares, and gifts into trusts.
No. The tool is built for individuals. Trusts have their own CGT rate (24% flat), a reduced annual exempt amount (£1,500), and different reporting rules. Use a trust-specific calculator or speak to an accountant if a trust is involved.
Capital Gains Tax: rates of tax – from 30 October 2024 (CG10245), HMRC Internal Manual
Capital Gains Tax rates and allowances – GOV.UK
Business Asset Disposal Relief: rates from April 2025 and from April 2026 (CG64174), HMRC Internal Manual
Business Asset Disposal Relief: broad outline (CG63955) – HMRC Internal Manual
Investors’ Relief: rates from April 2025 and from April 2026 (CG63515), HMRC Internal Manual
HS295 Relief for gifts and similar transactions (2026) – GOV.UK
HS293 Personal possessions and Capital Gains Tax 2025 – GOV.UK
HS292 Capital Gains Tax, land and leases (2026) – GOV.UK
Capital Gains Tax: losses (CG15800) – HMRC Internal Manual
Individuals: losses: Relief for losses: examples 1 to 5 (CG21520) – HMRC Internal Manual
Report and pay Capital Gains Tax on UK property – GOV.UK
Finance Act 2025 – legislation.gov.uk
Taxation of Chargeable Gains Act 1992 – legislation.gov.uk
Capital gains tax: recent developments – House of Commons Library
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