Selling a UK residential property can trigger a Capital Gains Tax (CGT) liability, and the reporting rules are strict. Since April 2020, HMRC has required most UK residents to report and pay any CGT on residential property disposals within 60 days of completion. This deadline applies to the 2025/26 tax year and beyond, and missing it can lead to penalties and interest charges.

This guide explains the hmrc cgt reporting deadlines 2026, how the 60-day rule works, what happens if you miss the deadline, and provides worked examples for landlords and property investors. Whether you are selling a buy-to-let (BTL) property, a second home, or a inherited rental property, understanding these rules is essential to avoid costly mistakes.

What Is the 60-Day CGT Reporting Rule?

The 60-day CGT reporting requirement applies to disposals of UK residential property where the seller is a UK resident individual. You must report the disposal to HMRC and pay any CGT due within 60 calendar days of the completion date. This is separate from your annual Self Assessment tax return.

The rule covers most residential property sales, including:

  • Buy-to-let properties
  • Second homes
  • Inherited properties you sell (unless you lived in them)
  • Properties you developed or renovated for profit
  • Any residential property that is not your main home (unless you qualify for full Principal Private Residence Relief)

If the property is your main home and you qualify for full Principal Private Residence Relief, you typically do not need to report the sale under the 60-day rule. However, if the property was used partly for business or was let out, you may have a partial CGT liability and must report it.

HMRC CGT Reporting Deadlines 2026: Key Dates

The 60-day deadline runs from the completion date, not the exchange date. For example:

  • If completion is on 1 June 2025, the deadline is 31 July 2025 (60 calendar days later)
  • If completion is on 15 December 2025, the deadline is 13 February 2026
  • If completion is on 1 March 2026, the deadline is 30 April 2026

For the 2025/26 tax year (6 April 2025 to 5 April 2026), any property sale completed before 5 April 2026 must be reported within 60 days of completion. If the sale completes after 5 April 2026, the 60-day rule still applies, but the reporting will be for the 2026/27 tax year.

It is important to note that the 60-day deadline applies even if you do not owe any CGT (for example, if your gain is covered by the annual exempt amount). In practice, HMRC's online service allows you to report a "no gain/no loss" disposal, but you must still file within 60 days if the disposal is reportable.

How to Report and Pay CGT Within 60 Days

You report the disposal using HMRC's online "UK property account" service. You will need:

  • Your Government Gateway user ID and password
  • Details of the property (address, completion date, disposal proceeds)
  • Details of the acquisition (purchase price, date, costs)
  • Details of any allowable costs (improvements, legal fees, estate agent fees)
  • Details of any reliefs claimed (Private Residence Relief, Letting Relief, etc.)
  • Your annual exempt amount (currently £3,000 for 2025/26)

You must also pay any CGT due within the same 60-day window. Payment can be made via:

  • Online or telephone banking (Faster Payments)
  • CHAPS or BACS transfer
  • Debit or credit card (fees may apply)
  • Cheque (allow extra time for clearance)

If you are unsure about the calculation, you can use HMRC's online CGT calculator, but it is often safer to get professional advice, especially for complex cases involving multiple properties, reliefs, or partial business use.

Worked Example: Landlord Selling a BTL Property

Consider a landlord who sells a BTL property in Manchester. The facts are:

  • Purchase price in 2015: £200,000
  • Sale price in 2025: £320,000
  • Completion date: 1 September 2025
  • Allowable costs: £5,000 (legal fees on purchase and sale, estate agent fees)
  • Improvements: £15,000 (new kitchen and boiler)
  • Annual exempt amount: £3,000

Step 1: Calculate the gain

Sale proceeds: £320,000
Less: Purchase price: (£200,000)
Less: Allowable costs: (£5,000)
Less: Improvements: (£15,000)
Gain: £100,000

Step 2: Apply the annual exempt amount

Gain: £100,000
Less: Annual exempt amount: (£3,000)
Chargeable gain: £97,000

Step 3: Determine the CGT rate

Assume the landlord's total income (including rental profits) is £45,000 for 2025/26. The basic rate band is £50,270. The landlord has £5,270 of unused basic rate band (£50,270 - £45,000). So £5,270 of the gain is taxed at 18%, and the remaining £91,730 is taxed at 24%.

CGT calculation:
£5,270 × 18% = £948.60
£91,730 × 24% = £22,015.20
Total CGT due: £22,963.80

The landlord must report this disposal and pay £22,963.80 to HMRC by 31 October 2025 (60 days from 1 September 2025).

Penalties for Missing the 60-Day Deadline

If you miss the 60-day reporting or payment deadline, HMRC will charge penalties and interest. The penalty structure is:

  • Up to 3 months late: £100 fixed penalty
  • 3 to 6 months late: £10 per day (up to 90 days)
  • 6 to 12 months late: 5% of the tax due (or £300, whichever is higher)
  • Over 12 months late: 5% of the tax due (or £300, whichever is higher)

In addition, HMRC charges late payment interest on any unpaid CGT from the due date (the 60th day after completion). The interest rate is set by HMRC and is typically around 2-3% above the Bank of England base rate.

If HMRC believes the late filing was deliberate or concealed, penalties can be higher, up to 100% of the tax due. It is always better to file on time, even if you cannot pay the full amount immediately. You can set up a Time to Pay arrangement with HMRC to spread the payment.

How the 60-Day Rule Interacts with Self Assessment

Even if you report and pay CGT within 60 days, you must still include the disposal on your annual Self Assessment tax return. The 60-day report is a separate, interim filing. On your Self Assessment, you will report the same gain and any CGT already paid. HMRC will then reconcile the amounts.

If you overpay CGT through the 60-day report, you can reclaim the excess through your Self Assessment. If you underpay, you will need to pay the balance by the Self Assessment deadline (31 January following the end of the tax year).

For example, if the landlord above sold the property in September 2025, they must report by 31 October 2025 and pay £22,963.80. Then, on their 2025/26 Self Assessment (due 31 January 2027), they will report the same gain and show the CGT already paid. If the final calculation differs (e.g., due to other gains or losses), the difference is adjusted on the Self Assessment.

Special Situations: Non-Resident Landlords

Non-resident landlords selling UK residential property follow the same 60-day reporting deadline as UK residents. The non-resident CGT regime was introduced in April 2015 and originally carried a 30-day deadline, but from 27 October 2021 this was aligned with the UK-resident rule at 60 days. The clock still runs from the completion date, and the report goes through HMRC's online UK property account service.

The CGT rates for non-residents are the same as for UK residents: 18% basic rate, 24% higher rate. There is no non-resident surcharge on residential property gains, though the rules around Annual Tax on Enveloped Dwellings (ATED) for companies and the Register of Overseas Entities can add separate compliance obligations.

If you are a non-resident landlord, double taxation treaties and the interaction with your home-country tax system can change the net outcome, so specialist advice is usually worthwhile before you complete a disposal.

Common Mistakes to Avoid

Landlords and property investors often make these errors when reporting CGT:

  • Missing the 60-day deadline: Many assume the deadline aligns with the Self Assessment filing date. It does not. The 60-day clock starts from completion, not exchange or the end of the tax year.
  • Forgetting allowable costs: You can deduct legal fees, estate agent fees, stamp duty (SDLT), and capital improvements. Do not forget these, as they reduce the gain.
  • Overlooking the annual exempt amount: Each individual has a £3,000 annual exempt amount for 2025/26. If you sell multiple properties in the same tax year, you only get one allowance.
  • Ignoring losses: If you have capital losses from other property sales, you can offset them against gains. You must report losses to HMRC within 4 years of the disposal.
  • Not reporting if no tax is due: If the gain is covered by the annual exempt amount or reliefs, you may still need to report the disposal if it is a residential property. Check HMRC's guidance.

How a Property Accountant Can Help

The 60-day CGT reporting rule is complex, and mistakes can be costly. A specialist property accountant can help you:

  • Calculate the exact gain and CGT due
  • Identify all allowable costs and reliefs
  • File the 60-day report on time
  • Ensure your Self Assessment is accurate
  • Advise on tax planning, such as using losses or transferring ownership

If you are selling a property and are unsure about the CGT implications, it is worth speaking to a professional. The cost of advice is often far less than the penalties and interest from a late filing.

For more detailed guidance on CGT generally, see our complete guide to Capital Gains Tax on property. If you are considering incorporating your property portfolio, read our buy-to-let limited company guide.

Summary: Key Takeaways

To summarise the hmrc cgt reporting deadlines 2026 for UK property sales:

  • Report and pay CGT within 60 calendar days of completion
  • Use HMRC's online UK property account service
  • Penalties apply for late filing and late payment
  • You still need to report the gain on your Self Assessment
  • Non-residents have a 30-day deadline
  • Get professional advice for complex cases

For more information on related topics, explore our guides on Section 24 tax relief, Making Tax Digital for landlords, and property investment tax essentials.