Overview
This house sale profit calculator estimates how much cash you'll actually walk away with after selling your home — once the mortgage is repaid and selling costs are paid. Enter your expected sale price, mortgage balance, estate agent and legal fees, and any other costs to see your net cash released and your gross gain. If you're selling a second home or buy-to-let, you can add an optional Capital Gains Tax estimate. Your main home is normally exempt from CGT, so most sellers only need the cash figure.
How it's calculated
We work out the cash you keep and, separately, your gain:
- Cash left = sale price − mortgage repaid − selling costs (agent, legal and other fees).
- Gross gain = sale price − original purchase price − capital improvements − allowable selling costs.
- Capital Gains Tax only applies to property that isn't your main home; your main residence is normally covered by Private Residence Relief.
Estate agent fees usually attract VAT, so there's a toggle to add 20%.
Cash left = sale price − mortgage − agent fee − legal & other costs
Any CGT figure is a rough estimate before professional review — it uses the £3,000 annual exempt amount and a flat 18% (basic) or 24% (higher-rate) residential-property rate.
Worked example
Selling a home for £350,000 with a £180,000 mortgage, a 1.2% agent fee (+VAT), £1,200 legal and £500 other costs:
| Sale price | £350,000 | |
|---|---|---|
| Mortgage repaid | − £180,000 | |
| Estate agent fee (1.2% + VAT) | − £5,040 | |
| Legal & other costs | − £1,700 | |
| Cash left after sale | £163,260 |
This seller keeps about £163,260 in cash. As a main home there's no Capital Gains Tax; on a second home, the gross gain (here around £53,760) would be tested against the £3,000 allowance and taxed at 18% or 24%.
Current rates & key facts
Capital Gains Tax on residential property (2026/27)
| Item | Detail |
|---|---|
| Your main home | Normally exempt (Private Residence Relief) |
| CGT rate — basic-rate taxpayer | 18% on the taxable gain |
| CGT rate — higher/additional-rate | 24% on the taxable gain |
| Annual exempt amount | £3,000 tax-free gain |
The CGT estimate is a guide only and assumes the gain isn’t covered by Private Residence Relief. It ignores your other income, letting relief and some allowable costs — check with HMRC or an accountant.
Last updated 1 July 2026 · Source: GOV.UK — Capital Gains Tax rates