UK Capital Gains Tax (CGT) Calculator
Estimate CGT on residential property and other assets for 2022/23 through 2024/25. Includes annual exempt amount, basic-rate band interaction, and trust-friendly assumptions.
Enter your details
2024/25 uses a £3,000 AEA for individuals and 24% higher rate on residential property.
Use income after personal allowance to calculate unused basic band (£37,700).
Include losses from earlier years or other disposals to offset gains before AEA.
Disposals
Add each asset you sold this year.
Provide proceeds, allowable costs, and mark eligible property for Private Residence Relief.
Individuals assume a £37,700 basic-rate band. Trusts pay higher rates on all gains, and AEA is treated as half the individual allowance. Figures are estimates and for guidance only.
How to Use This Calculator
Start by selecting whether you are filing as an individual or a trust, then pick the tax year that matches your disposal date. Enter taxable income after personal allowance, include any other losses you want to offset, and add each disposal with proceeds, allowable costs, and a flag for Private Residence Relief if the property qualifies.
- Each addition updates the totals automatically after you click Calculate.
- Losses and AEA are applied before the basic-rate band splits.
- Trusts always pay higher-rate CGT, but the calculator still reports how much of the individual AEA and basic band would have applied.
Methodology
The engine aggregates gains by category (residential property vs other assets), offsets disposal and entered losses, then applies the Annual Exempt Amount for the selected tax year and filer type. For individuals it tracks how much unused basic-rate band remains (£37,700 minus taxable income) and allocates that band to the category with the largest rate differential before taxing the remainder at higher rates.
Full original guide (expanded)
Authoritative sources include HMRC and GOV.UK guidance on calculating gains and CGT rates for the 2022/23 through 2024/25 tax years. See the citations section for the exact references used in the engine.
Glossary of variables
- Pi: Sale proceeds for disposal i.
- Ci: Allowable costs (purchase price, fees, improvements) for disposal i.
- gi: Individual gain or loss (Pi − Ci).
- Gprop, Gother: Sum of positive gains from property and other assets.
- Ltotal: Total losses from disposals plus user-entered losses.
- AEA: Annual Exempt Amount for the chosen year and filer type.
- U: Unused basic-rate band for individuals = max(0, 37,700 − taxable income).
- CGT: Tax due after applying rates.
Example scenario
Scenario: Individual, 2024/25 tax year, taxable income £32,000. Disposals:
- Residential property: proceeds £120,000, costs £105,000 → gain £15,000.
- Other asset (shares): proceeds £10,000, costs £7,500 → gain £2,500.
Other losses to use: £1,000.
- Gross gains: £17,500.
- Apply losses: £1,000 → net before AEA £16,500.
- AEA (2024/25): £3,000 → taxable gains £13,500.
- Unused basic band U = 37,700 − 32,000 = £5,700.
- Rates: property 18% basic / 24% higher, other 10% / 20%.
- Allocate basic band to category with the largest differential (other assets first), leaving property with £3,200 of the basic band.
- Tax: other basic £2,500 × 10% = £250; property basic £3,200 × 18% = £576; remaining property £7,800 × 24% = £1,872.
Estimated CGT: £2,698.
Frequently Asked Questions
Which rates and allowances does this calculator use?
HMRC CGT rates and the Annual Exempt Amount for 2022/23, 2023/24, and 2024/25. The residential property higher rate drops to 24% in 2024/25 (28% previously).
How do I estimate my taxable income for CGT?
Enter your taxable income after personal allowance for the selected tax year to let the tool work out unused basic-rate band.
Do I need to report UK property gains within 60 days?
Yes. UK residential property disposals with CGT due must usually be reported and paid within 60 days via HMRC’s service.
What if my property was my main residence?
Private Residence Relief can exempt the gain. Tick “Main residence relief” to treat that disposal as exempt.
Does the tool handle Business Asset Disposal Relief?
No. This estimator does not model BADR (10% rate) or other special reliefs. Seek tailored advice if they apply.
Are trust rules fully modeled?
We apply a simplified trust approach: AEA is half of the individual allowance and all gains are taxed at higher rates. Real-world trust allocations can be more complex.