If you have sold a UK residential property that was not your main home, HMRC requires a separate Capital Gains Tax return within 60 calendar days of completion. This guide explains what triggers the rule, who has to file, what HMRC needs from you, and what the penalties look like if you miss the deadline.
This is the rule introduced in April 2020 (originally 30 days, extended to 60 days in October 2021). It sits alongside the ordinary Self-Assessment return — meaning a CGT-on-property disposal often has to be reported twice: once on the 60-day return, then again on the year-end SA return where the figures are confirmed. See our guide on what to declare on the SA100 after a property sale for how those two reports interact.
When the clock starts
The 60-day clock starts on completion day — the day the money changes hands and the keys are handed over. It does not start on the day you exchanged contracts. Weekends and bank holidays count.
Worked example
Contracts exchanged on 1 March. Completion took place on 10 April. The 60-day clock runs from 10 April. Filing and payment are due by 9 June (10 April + 60 days).
If completion happens in stages (for example, a part-disposal of a piece of land), each completion has its own 60-day clock. HMRC's CG-APP-18 guidance covers part-disposals, gifts, and trust events.
Who has to file
You must file a 60-day return if all of the following apply:
- You disposed of a UK residential property (sale, gift, or transfer into a trust);
- The property was not your only or main home for the whole period you owned it (or was, but the gain isn't fully covered by Private Residence Relief);
- You have a chargeable gain after applying reliefs and the £3,000 annual exempt amount;
- You are UK-resident in the tax year of disposal.
Non-UK residents have separate, broader rules — see our guide to Non-Resident CGT on UK property. They report all UK property disposals on a 60-day return, including gains that fall within reliefs and even disposals with no gain.
Who does NOT have to file
You do not need a 60-day return if:
- The property was your main home for the whole period of ownership and the gain is fully covered by Private Residence Relief (see our PRR guide);
- The disposal generates a loss (UK residents only — non-residents still file);
- The transfer is between spouses or civil partners living together (no-gain-no-loss treatment under s.58 TCGA 1992);
- The disposal is to a charity and meets the conditions in s.257 TCGA 1992;
- The gain is fully covered by the annual exempt amount (£3,000 for 2026/27).
How much CGT will you owe?
Rough estimate first. Use the calculator below — it applies the £3,000 annual exempt amount, PRR (where applicable), joint-ownership splits and the current 18%/24% rates.
Try our CGT calculator to estimate the figure.
The calculator is an estimate only. The Chartered Accountant/Chartered Tax Advisor who signs your return runs the full computation including lettings relief, deemed occupation, and the post-30 October 2024 rate changes (see our rates guide).
What HMRC needs from you
To file the return, you (or your agent) need:
- Completion statement from your solicitor for this sale — confirms completion date, sale price, and selling costs.
- Completion statement from when you bought the property — confirms purchase price and acquisition costs.
- Invoices for capital improvements — extensions, new kitchens, double-glazing. Repairs and redecoration do not count (see our allowable costs guide).
- Dates — when you owned it, and how long it was your main home (if applicable).
- Joint-owner details — names, NI numbers, share percentages.
- Mortgage / lease details if relevant.
- A Government Gateway login plus a "Capital Gains Tax on UK property" account inside it. This is the account HMRC requires before you (or your appointed agent) can submit the return. Our guide on how to register for HMRC's CGT on UK property service walks through each step.
Penalties if you miss the deadline
The penalty stack is mechanical — HMRC charges them automatically. From the Finance Act 2019 schedule:
| Day | Penalty |
|---|---|
| Day 1 (one day late) | £100 fixed penalty |
| Day 91 | £10 per day daily penalty starts (days 91–180, max £900) |
| 6 months late | 5% of the tax due (or £300 if greater) |
| 12 months late | A further 5% of the tax due (or £300 if greater) |
On top of penalties, HMRC charges late-payment interest from day 61 at the HMRC late-payment rate (currently 7.75% — track at HMRC interest rates).
A typical small late filing can easily add £1,000+ to a modest tax bill before you've done anything wrong on the calculation. If you've missed the deadline, file now — every additional day can add to the bill. Our missed-deadline guide walks through the recovery steps, including how to appeal the late filing penalty if you had a reasonable excuse.
Why the 60-day rule exists
Before April 2020, CGT on property was reported once a year, through Self-Assessment — sometimes more than a year after the sale. HMRC wanted to bring CGT cash-flow closer to disposal, and a 60-day window aligned the UK with similar regimes in other developed economies. The 60-day return is a payment on account: any over- or underpayment is reconciled when you file your Self-Assessment for the year.
Common confusions
- "My solicitor didn't tell me." Solicitors are not your tax adviser. Most do not handle 60-day returns. A few will mention the deadline at completion; the majority do not.
- "I sold a buy-to-let. Doesn't my accountant handle it on the annual return?" No. The 60-day return is in addition to the annual SA. Missing the 60-day filing triggers penalties even if you correctly report on SA later.
- "I sold for less than I paid — no gain." No CGT due, no 60-day return needed (UK residents). Keep records — HMRC may ask. Non-residents still file.
- "I gave the property to my child." A gift is a disposal at market value. The 60-day rule applies. You may still owe CGT even though no money changed hands.
How LetsFile files your return
We file your 60-day return for £149. A Chartered Accountant/Chartered Tax Advisor reviews and signs every return before submission via HMRC's official CGT-on-property API. Turnaround: under 24 hours from the point we have your documents and Government Gateway agent authorisation. See How it works for the full process.
If you are inside 7 days of the deadline, choose our Rush tier (£249, same-day).
Further reading
- Private Residence Relief explained
- CGT on inherited property
- Allowable costs vs repairs
- What if I missed the 60-day deadline?
- HMRC's official guidance: Report and pay CGT on UK property