How long do I have to report CGT on a UK property sale?

Full answer

Since 27 October 2021, UK residents selling a residential property must report any capital gain and pay the CGT due within 60 days of the completion date -- not from exchange of contracts. This applies whether you are selling a second home, a buy-to-let property, or a property that was your main home but does not fully qualify for Private Residence Relief. You report and pay through a separate HMRC online service called "Report and Pay CGT on UK property" (sometimes called the "60-day return"), which is different from the main Self Assessment system. You need a Government Gateway account to use it. If you are already registered for Self Assessment you will still need to file the 60-day return and can then reconcile it when you submit your annual Self Assessment return. Penalties for failing to report on time start immediately after the 60-day window closes, even if you have a reasonable excuse. A penalty of £100 applies after day 60, further penalties arise after 6 months, and interest runs on any tax paid late. Importantly, you must file a return even if you are within your annual CGT exempt amount (£3,000 for 2026/27) or if the gain is ultimately reduced to nil by losses or reliefs -- the 60-day rule is about reporting, not just paying. Non-UK residents who sell UK residential property have been subject to a similar 60-day reporting requirement since April 2020. The CGT rates on residential property for 2026/27 are 18% for basic-rate taxpayers and 24% for higher and additional rate taxpayers, after deducting costs, the annual exempt amount and any available Private Residence Relief or Lettings Relief. Use a capital gains tax calculator to estimate what you owe before you complete your sale.

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