Request a
call back
You sell a buy to let flat, the money lands, and you assume the tax can wait until your next Self Assessment return. However, 60 day CGT reporting says otherwise, and that assumption costs sellers hundreds of pounds every year.
When you sell UK residential property at a gain, HMRC wants a separate report, and the tax with it, within 60 days of completion. Yet around one in five sellers missed the deadline in 2021/22, according to HMRC figures. This guide explains 60 day CGT reporting in plain terms: who must file, how to work out your deadline, what to pay and what happens if you are late.
What is 60 day CGT reporting?
60 day CGT reporting is HMRC’s rule for sales of UK property. If you sell a UK home that is not your main residence and you make a taxable gain, you must report the sale and pay the Capital Gains Tax within 60 days of completion.
You file this through HMRC’s Capital Gains Tax on UK property service. It sits apart from your Self Assessment return, so filing one does not cover the other.
How 60 day CGT reporting replaced the 30 day rule
The rule started on 6 April 2020 with a 30 day window. Sellers and agents struggled to meet it. As a result, the government doubled it. For any sale that completed on or after 27 October 2021, you have 60 days. However, older articles, including the first version of this one, still quote 30 days. Ignore them.
Who has to file a 60 day CGT return?
The answer depends on whether you live in the UK for tax purposes.
UK residents
You must file if you sell UK residential property and Capital Gains Tax is due. Typical examples include:
- A buy to let flat or house
- Second home or holiday home
- An inherited property you sold after its value rose
- A former home that no longer qualifies for full Private Residence Relief
However, you do not need to file when no tax is due. That covers a sale where Private Residence Relief covers the whole gain, a sale at a loss, or a gain that stays within your £3,000 annual exempt amount.
Non residents
60 day CGT reporting is much stricter for non residents. In fact, they must report every disposal of UK property or land within 60 days, even when no tax is due and even when they made a loss. In addition, the rule covers commercial property and land, not just homes. If you live abroad and still own UK property, our non resident and non dom tax team can handle the report for you.
Joint owners
Each owner files their own return for their own share of the gain. For example, if a married couple sells a jointly owned rental flat, HMRC expects two reports, one from each spouse.
When does the 60 day CGT reporting clock start?
The clock starts on the completion date, the day the sale legally completes and the money changes hands. In contrast, exchange of contracts does not start it.
This catches people out, because Capital Gains Tax normally treats exchange as the date of disposal. In other words, exchange decides which tax year the gain falls in. Completion, on the other hand, decides your 60 day deadline.
Working out the deadline
Priya exchanges contracts on a rental flat on 30 October 2026 and completes on 14 November 2026. Her 60 days run from completion, so her deadline is 13 January 2027. Also, notice that the Christmas break sits inside that window. In practice, she should gather her figures in November rather than leave it to January.
How much CGT do you pay on property in 2026/27?
For residential property, the Capital Gains Tax rates are:
| Your income tax band | CGT rate on residential property |
|---|---|
| Basic rate | 18% |
| Higher or additional rate | 24% |
First, you deduct allowable costs from the sale price. These include what you paid for the property, stamp duty, legal fees, estate agent fees and the cost of improvements such as an extension. However, routine repairs do not count. Next, you take off your £3,000 annual exempt amount. Finally, the rate depends on how much of the remaining gain fits into your unused basic rate band.
Worked example
Priya bought her flat for £210,000 and sold it for £280,000. Her buying and selling costs came to £17,000, so her gain is £53,000.
| Step | Amount |
|---|---|
| Sale price | £280,000 |
| Less purchase price | (£210,000) |
| Less buying, selling and improvement costs | (£17,000) |
| Gain | £53,000 |
| Less annual exempt amount | (£3,000) |
| Taxable gain | £50,000 |
| CGT at 24% (Priya is a higher rate taxpayer) | £12,000 |
Under 60 day CGT reporting, Priya must report the sale and pay £12,000 by 13 January 2027. Then, she includes the same sale on her 2026/27 Self Assessment return, due by 31 January 2028.
How to report and pay
How to report and pay
You need a Government Gateway user ID to sign in. Then, you create a Capital Gains Tax on UK property account, which is separate from your Self Assessment account. If an accountant files for you, you can authorise them to act on that account.
Gather your figures
HMRC asks for:
- the property address and postcode
- the dates you bought it, exchanged contracts and completed the sale
- what you paid and what you sold it for
- your buying, selling and improvement costs
- any reliefs you want to claim, such as Private Residence Relief
Submit the return and pay
After you submit, HMRC gives you a payment reference. Next, pay the tax using that reference before the 60 days run out. If you cannot use the online service, HMRC offers a form you can print and post instead.
Include the sale on your Self Assessment return
If you file Self Assessment, you must also report the gain there. HMRC then counts what you already paid towards the final bill. Sometimes you pay too much, for example because your income for the year turned out lower than expected. In that case, contact HMRC to claim the difference back. It does not refund the overpayment automatically.
What happens if you miss the 60 day deadline?
HMRC charges late filing penalties, and they add up quickly:
| How late | Penalty |
|---|---|
| 1 day late | £100 |
| 6 months late | Further £300 or 5% of the tax due, whichever is higher |
| 12 months late | Another £300 or 5% of the tax due, whichever is higher |
In addition, HMRC charges interest on late tax from the day after the deadline. So for Priya, a return filed seven months late would cost at least £700 in penalties before interest: £100 plus 5% of £12,000.
If you have missed the deadline, file now. That way, a late return at least stops the next penalty from building up. Additionally, if you had a genuine reason, such as serious illness, you may be able to appeal.
Common 60 day CGT reporting mistakes
- Waiting for Self Assessment. The 60 day return and your annual return are two separate obligations.
- Counting from exchange. The deadline runs from completion.
- Guessing the rate. Your income for the whole tax year decides whether you pay 18% or 24%, so estimate it carefully.
- Forgetting the costs. Stamp duty, legal fees and improvement costs all reduce the gain.
- Assuming non residents get the same exemptions. They must report every UK property sale, even at a loss.
Get help with your 60 day CGT return
60 day CGT reporting takes less than an hour when your figures are ready. Still, the hard part is getting the figures right, especially with reliefs, joint ownership or a former home. Our capital gains tax advisers prepare and file 60 day returns for landlords and property sellers every week. If you let property, our landlord tax planning service can also plan the sale before you exchange.
Selling soon or already completed? Book a call and we will confirm your deadline and your tax bill.
Selling soon or already completed? Book a call and we will confirm your deadline and your tax bill.
Frequently asked questions
When did the 60 day CGT rule start?
HMRC introduced UK property reporting on 6 April 2020 with a 30 day deadline. It extended the deadline to 60 days for sales completing on or after 27 October 2021.
Does 60 day CGT reporting apply if no tax is due?
Not if you are a UK resident. When Private Residence Relief, losses or your annual exempt amount cover the whole gain, you do not need to file. Non residents, however, must report every UK property sale within 60 days, even when no tax is due.
Does the 60 day CGT deadline run from exchange or completion?
It runs from completion. By contrast, exchange of contracts decides the tax year of the gain, but your reporting deadline starts on the completion date.
Do I still need to report the sale on my Self Assessment return?
Yes, if you file Self Assessment. You report the gain again on your annual return, and HMRC deducts the tax you already paid through the 60 day return.
Can I file a 60 day CGT return on paper?
Yes. For example, if you cannot use HMRC’s online service, you can complete the form online, print it and post it to HMRC.
What is the penalty for a late 60 day CGT return?
HMRC charges £100 straight away. Then, after 6 months, it adds £300 or 5% of the tax, whichever is higher, and it charges the same again after 12 months. It also charges interest on late payment.
This guide gives general information, not personal advice. Property sales often involve reliefs and dates that change the answer, so speak to our team before you file.
For the wider rules on reliefs, rates and allowances, read our complete guide to Capital Gains Tax in the UK.
Muhammad Sufyan Moavia
Muhammad Sufyan Moavia, Chartered Tax Adviser and Fellow Chartered Certified Accountant at IBISS & CO.
He has 15 years experience in accounting and tax, advising individuals and business owners on personal tax, HMRC matters, IHT, CGT and tax planning.
Last review: October 2026
