PropCGTGet free estimate
Updated for 2026/27 · HMRC rates

HMRC gives you 60 days to report your property CGT. Know your number in minutes - without the accountant bill.

Get a free CGT estimate for your property sale. All HMRC reliefs applied automatically. Then download a complete PDF CGT statement — the document your accountant would charge you hundreds to produce.

For a straightforward sale, you may not need an accountant at all. For a complex one, you'll go in fully informed.

Get my free CGT estimate

No account required · Takes about 3 minutes · Free to start

HMRC 2026/27 ratesAll reliefs calculated automaticallyPPR · AEA · Lettings relief18% / 24% residential CGT ratesNo account or sign-up required

HMRC's 60-day reporting rule

Since April 2020, you must report and pay any CGT on UK residential property within 60 days of completion — even if you file Self Assessment. Late filing triggers automatic penalties. Know your number early.

How it works

Three steps. About three minutes.

01

Enter your property details

Purchase price, sale price, dates of ownership, improvement costs, and how you used the property. Takes about 3 minutes.

02

Get your free CGT estimate instantly

See your estimated CGT liability with all relevant HMRC reliefs — PPR, AEA, capital losses — applied automatically. No accountant needed to understand your number.

03

Download your full CGT statement

Get a complete PDF statement showing every step of the calculation. Ready to share with your accountant, keep for your records, or use when filing with HMRC.

Start — it's free
Not just another CGT calculator

Most calculators give you a number. We give you a complete CGT statement.

There are dozens of CGT calculators online. They all spit out a number. PropCGT goes further — we produce a full, line-by-line CGT statement showing exactly how your liability was calculated, every relief that was applied, and what you owe.

  • Every relief shown in full — PPR, AEA, capital losses
  • Formatted PDF ready to hand to your accountant
  • Shows your working — useful if HMRC ever queries your return
  • Personalised with your property details
  • Keep it with your records for as long as you need
CGT Statement — Example

UK Property Capital Gains Tax Statement

Tax year 2026/27 · propcgt.co.uk

Sale price£285,000
Purchase price£160,000
Improvement costs−£12,400
Gross gain£112,600
Private Residence Relief−£47,892
Annual Exempt Amount−£3,000
Taxable gain£61,708
CGT at 24%£14,810
Download PDF statement

Every relief, calculated for you

All HMRC-recognised reliefs applied automatically — you don't need to know the rules.

  • Private Residence Relief (PPR)
  • Annual Exempt Amount (£3,000)
  • Transferable partner allowance
  • Improvement costs & deductions
  • Capital losses offset
  • Basic & higher rate tax bands
  • 18% / 24% residential CGT rates

Every property type

Whether it's a buy-to-let you've owned for decades or an inherited property you've just sold, PropCGT handles it.

  • Main residence (full or partial PPR)
  • Buy-to-let & second homes
  • Inherited property (probate value)
  • Gifted property
  • Properties with periods of absence
  • Commercial property

Common questions about property CGT

Everything you need to know before you calculate.

Do I have to report CGT to HMRC when I sell a property?
Yes — if you make a taxable gain on a UK residential property, you must report it to HMRC and pay any tax due within 60 days of completion, even if you normally file a Self Assessment return. This applies to buy-to-let properties, second homes, and main residences where you don't qualify for full Private Residence Relief.
What is the HMRC 60-day CGT reporting rule?
Since April 2020, any taxable capital gain on UK residential property must be reported to HMRC within 60 days of the sale completing. Missing this deadline can result in automatic late-filing penalties and interest on unpaid tax. Knowing your liability early gives you time to file correctly and budget for the payment.
I lived in the property — do I still owe CGT?
If the property was your only or main home throughout your ownership, you'll likely qualify for full Private Residence Relief and owe no CGT. But if you rented it out, had periods of absence, or it was only a partial main home, you may owe tax on part of the gain. PropCGT calculates your PPR fraction automatically based on the dates you enter.
Is PropCGT accurate enough to rely on?
PropCGT applies current HMRC rates and rules including Annual Exempt Amount, Private Residence Relief, and capital losses. It's designed to give you an accurate picture of your liability. That said, every property transaction is different — for anything complex (trusts, non-UK residents, mixed-use property, substantial improvements) we recommend confirming with a qualified accountant before filing.
When do I actually need an accountant?
For a straightforward sale — one property, you're UK resident, no unusual reliefs — many people file the HMRC online return themselves once they know the numbers. You likely need a professional if your situation involves: non-residency, a trust or company, disputed valuations, multiple disposals in the same year, or a very large gain where an error would be costly. PropCGT helps you figure out which camp you're in.

Don't let the deadline creep up on you

Get your free CGT estimate in minutes. If you want the full statement — with every relief shown and a PDF to keep — we've got you covered.

For a straightforward sale, you may not need an accountant at all.

Get my free CGT estimate

No account required · Takes about 3 minutes · HMRC 2026/27 rates