Answers · UK 2025/26
How do I report a UK property disposal within 60 days to HMRC?
Use HMRC's 'Report and pay CGT on UK property' online service at gov.uk. You must report within 60 days of completion if there is tax to pay. You need a Capital Gains Tax account (separate from Self Assessment). Payment is also due within 60 days -- late submission attracts automatic penalties.
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The 60-day reporting rule applies to any residential property disposed of on or after 27 October 2021 where there is a Capital Gains Tax liability after reliefs and allowances. Commercial property and other assets are not subject to the 60-day rule. **When the clock starts** The 60-day period runs from the date of legal completion, not exchange of contracts. For example, if completion is 1 July 2026, you must report and pay by 30 August 2026. **How to report** 1. Create or sign in to your Capital Gains Tax on UK property account at gov.uk/capital-gains-tax/report-and-pay-capital-gains-tax-on-property. 2. Provide details: property address, acquisition date and cost, improvement costs, disposal date and proceeds, reliefs claimed (e.g. PPR, letting relief). 3. Calculate the gain and tax due. 4. Pay via bank transfer or debit card. **Estimating tax if Self Assessment is pending** If your final tax rate depends on total income not yet known (e.g. you are self-employed and have not yet finalised the year's profit), report the 60-day return using a reasonable estimate. You then amend it on your Self Assessment return. Any difference settles at the Self Assessment balancing payment date. **CGT rates for residential property 2026/27** - Basic-rate taxpayer: 18%. - Higher/additional-rate taxpayer: 24%. - Annual Exempt Amount: £3,000. **Penalties for missing the 60-day deadline** - Day 1 to 6 months late: £100 automatic penalty. - 6-12 months late: additional £300 or 5% of tax due (whichever is higher). - Over 12 months late: further £300 or 5%, plus potential tax-geared penalties for deliberate failure. **Non-UK residents** Non-UK residents must report all UK property disposals (including no-gain situations) within 60 days, regardless of whether any tax is due. This rule has applied since April 2019.
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This answer is informational only and does not constitute financial, tax or legal advice. Figures are for the 2025/26 UK tax year. See our methodology and sources.