Tax when you sell a property
See the Capital Gains Tax on selling a second home or buy-to-let, and what you keep.
Your answer
Enter the sale and purchase prices to see the tax.
About this calculator
For landlords and second-home owners selling a UK property that was never their home.
What happens to your answers
We don’t keep them. Your answers go to our server to do the sums and aren’t stored or logged. If you copy a link to your answers, they’re in the link itself, so only share it with people you trust.
How it’s worked out
The gain is the sale price less what you paid, buying and selling costs, and improvements. Each owner has a £3,000 tax-free allowance. Gains within your basic-rate band are taxed at 18%, the rest at 24%. You must report and pay within 60 days of completion.
Worked example
You'd pay about £28,664 Capital Gains Tax on a £125,000 gain.
2026/27 tax year · income £40,000 · one owner
| Sale price | £350,000 |
|---|---|
| Less what you paid | − £200,000 |
| Less buying and selling costs (stamp duty, legal and agent fees) | − £10,000 |
| Less improvements (not repairs) | − £15,000 |
| Gain | £125,000 |
| Tax-free allowance | − £3,000 |
| At 18% (inside the basic-rate band) | £10,270 |
| At 24% | £111,730 |
| Capital Gains Tax | £28,664 |
Worked out using 2026/27 Capital Gains Tax rates and allowances.
Questions people ask
Can I deduct my mortgage?
No. The mortgage is repaid from the sale, but it doesn't reduce the gain.
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