Capital Gains Tax on UK property and the 60-day return

Key figures for 2026 to 2027

Report and pay

Within 60 days of completion (GOV.UK)

Annual exempt amount

£3,000 for individuals, £1,500 for trusts (GOV.UK)

Rate within the basic rate band

18% on gains from 6 April 2026 (GOV.UK)

Rate above the basic rate band

24% on gains from 6 April 2026

Trustees and personal representatives

24% from 6 April 2026

The 60-day deadline

GOV.UK says any Capital Gains Tax due on UK residential property must be reported and paid within 60 days of completing the sale, using a Capital Gains Tax on UK property account. For completions between 6 April 2020 and 26 October 2021 the deadline was 30 days, according to HMRC's agent guidance.

A UK resident does not need to report online where total gains are less than the tax-free allowance. A client already in Self Assessment also includes the sale on their tax return, as GOV.UK says.

What the return needs

• The property's address and postcode (GOV.UK).
• The date it was acquired, the date contracts were exchanged and the completion date.
• Its value when acquired and when sold.
• The costs of buying, selling and improving it.
• Any reliefs, allowances or exemptions claimed.
• For a non-resident, the type of property.

Acting as agent

1. Client sets up the account

   HMRC's agent guidance says the client must have set up their own Capital Gains Tax on UK property account first.

2. Ask for authorisation

   Sign in to the agent services account and select "ask a client to authorise you" for the Capital Gains Tax on UK property account. Send the client the link.

3. Match the details

   Get the client's account number and UK postcode or country of residence. These must match the account. Authorisation is needed once and covers later returns.

4. Send the return

   Report and pay within 60 days of the completion date.

Rates and the annual exempt amount

For gains from 6 April 2026, GOV.UK gives a rate of 18% on gains that fall within the basic rate income tax band after the £3,000 allowance, and 24% on gains above it. Higher and additional rate taxpayers pay 24%. The rate page gives no separate rate for residential property. The allowances page gives the annual exempt amount as £3,000 for individuals and £1,500 for trusts.

For example, a basic rate taxpayer with £10,000 of basic rate band unused sells a buy-to-let flat with a gain of £33,000. After the £3,000 allowance, £30,000 is taxable: £10,000 at 18% is £1,800 and £20,000 at 24% is £4,800, so £6,600 is reported and paid within 60 days.

Private residence relief

GOV.UK says there is no Capital Gains Tax on selling a home where the owner has one home and lived in it as their main home for the whole time they owned it, has not let part of it out (a lodger is an exception), has not used part of it only for business, the grounds including buildings are under 5,000 square metres, and it was not bought just to make a gain. Married couples and civil partners can have only one main home at a time.

Some periods away count as living there. GOV.UK says the last 9 months of ownership always qualify if the home was the main residence at some point, as does absence for any reason adding up to 3 years, up to 4 years when working elsewhere in the UK, and any period working outside the UK, subject to the conditions on that page.

Non-residents

A non-resident must report every disposal of UK property or land, residential or not, including mixed-use property, even where there is no tax to pay or the disposal makes a loss. GOV.UK says that for completions on or after 27 October 2021 the report and payment are due within 60 days. A non-resident who already files a Self Assessment return also completes the capital gains section for the tax year of the sale.

Questions