Capital Gains Tax Calculator
BIR
A final tax of 6% on the higher of selling price or fair market value, with the principal residence exemption apportioned when you reinvest only part.
This calculator does not carry current agency interest or dividend rates. You enter the rate, so a result is only as current as the figure you typed.
It is an estimate for planning, not an official quotation, and BIR's own computation is what governs. Confirm the figures before you commit to anything.
Every figure on this page is from Bureau of Internal Revenue's own published documents.
Last verified 1 source, listed below
National Internal Revenue Code of 1997, as amended1. PHGuides is independent and not affiliated with BIR.
What this calculator does
It charges 6% on the higher of the gross selling price or the fair market value, which is what Section 24(D)(1) actually says. It is not 6% of your profit.
The Code taxes gains “presumed to have been realized”. Sell at a loss and the 6% is still due on the full consideration.
| Sale price | Fair market value | Tax base | Tax at 6% |
|---|---|---|---|
| ₱3,000,000.00 | ₱2,500,000.00 | ₱3,000,000.00 | ₱180,000.00 |
| ₱3,000,000.00 | ₱4,000,000.00 | ₱4,000,000.00 | ₱240,000.00 |
| ₱5,000,000.00 | ₱5,000,000.00 | ₱5,000,000.00 | ₱300,000.00 |
Partial reinvestment is apportioned, not refused
Selling a principal residence can be exempt under Section 24(D)(2), and using only part of the proceeds does not forfeit the whole relief. The base is multiplied by the fraction the unutilized amount bears to the gross selling price.
| Step | Figure |
|---|---|
| Gross selling price | ₱5,000,000.00 |
| Reinvested within 18 months | ₱4,000,000.00 |
| Unutilized | ₱1,000,000.00 |
| Taxable fraction | 20% |
| Capital gains tax at 6% | ₱60,000.00 |
Leave the reinvestment box blank and the calculator charges the full amount, which is the right default for an ordinary sale.
What a reinvestment fraction does to the bill
| Reinvested of ₱5,000,000.00 | Unutilized | Taxable | Tax at 6% |
|---|---|---|---|
| ₱5,000,000.00 | ₱0.00 | ₱0.00 | ₱0.00 |
| ₱4,000,000.00 | ₱1,000,000.00 | 20% | ₱60,000.00 |
| ₱2,500,000.00 | ₱2,500,000.00 | 50% | ₱150,000.00 |
| ₱0.00 | ₱5,000,000.00 | 100% | ₱300,000.00 |
Four conditions on the exemption
The proceeds must be fully used to acquire or build a new principal residence within 18 calendar months; the Commissioner must be notified within 30 days of the sale; the historical cost carries over to the new home; and the relief is available once every 10 years.
The comparator has changed
Section 24(D) points to Section 6(E) for fair market value, and Section 6(E) was repealed by Section 38(c) of RA 12001. The comparison now uses the Schedule of Market Values, not a BIR zonal value. That change, and what it means for an older computation, is set out in our capital gains guide.
A sale also attracts documentary stamp tax at ₱15.00 per ₱1,000.00, and the property keeps attracting real property tax until it is transferred.