CGT on a second property
An estimate, with no login required, of the Capital Gains Tax on selling a second home or buy-to-let. It works out the gain, takes the £3,000 allowance, then splits it across the 18% and 24% rates using your income.
60-day rule: you must report the sale and pay the estimated CGT within 60 days of completion, through an HMRC Capital Gains Tax on UK property account.
How the CGT on a second property works
Start with the gain, not the sale price. Take what you sold for, subtract what you paid, then subtract the allowable costs: agent and solicitor fees, the stamp duty you paid on purchase, and money spent improving the property. The first £3,000 of the remaining gain is covered by the annual exempt amount and is tax-free.
The taxable gain then stacks on top of your income to decide the rate. Any part that still fits inside your unused basic-rate band is taxed at 18%. Everything above is taxed at 24%. A higher income leaves less room in the basic band, so more of the gain lands at the higher rate. HMRC's own tool requires a login, so this page provides an initial estimate.
Worked example
Sell a buy-to-let for £320,000 that cost £250,000, with £6,000 of fees and improvements, and the gain is £64,000. Take off the £3,000 allowance to leave £61,000. On a £40,000 income, £10,270 of the gain fits the basic band at 18% and £50,730 sits above it at 24%, a bill of £14,024. That must be reported and paid within 60 days of completion.
Common questions
What are the CGT rates on a second property in 2026/27?
Residential property gains above the £3,000 allowance are taxed at 18% for the part that fits in your basic-rate band and 24% for the part above it. Where the gain sits depends on your income.
How does my income change the CGT I pay?
The taxable gain is added on top of your income. If your income has not used up the basic-rate band, part of the gain is taxed at 18%. Once the band is full, the rest is taxed at 24%. A higher salary means more of the gain falls in the 24% band.
When do I have to report and pay CGT on a property?
Within 60 days of completion. You report the sale and pay the estimated CGT through a Capital Gains Tax on UK property account, separately from your normal Self Assessment. Missing the 60-day deadline brings penalties and interest.
What can I deduct from the gain?
Buying and selling costs such as estate agent and solicitor fees, stamp duty you paid on purchase, and the cost of improvements like an extension. Normal maintenance and mortgage interest do not count. Deducting these first lowers the gain before the £3,000 allowance.
Do I pay CGT when I sell my own home?
Usually not. Your main home is covered by Private Residence Relief. CGT bites on a second home, a buy-to-let, or a property that was your home for only part of the time you owned it, where only part of the gain is relieved.