Tax guide · 7 min read
The 60-day CGT reporting rule — exactly what you must do
Since October 2021 a taxable disposal of UK residential property must be reported and paid within 60 days of completion. It is a separate return from Self Assessment, and the penalties start the day after the deadline.
Last verified 6 September 2026 against HMRC and GOV.UK publications.
On this page
Who has to file a 60-day return?
- UK residents disposing of UK residential property with Capital Gains Tax to pay
- Non-residents disposing of any UK property or land — whether or not tax is due
- Personal representatives and trustees making a taxable residential disposal
If Private Residence Relief covers the whole gain, or the gain is within the annual exempt amount, a UK resident has nothing to report under this rule.
When does the clock start?
If the 60th day falls on a weekend or bank holiday, do not rely on an extension: file before it.
How do I report it?
1. Work out the gain
Sale price less purchase price, less buying and selling costs and capital improvements, less any relief that applies.
2. Create a Capital Gains Tax on UK property account
Sign in with Government Gateway on GOV.UK and set up the property account — it is separate from Self Assessment.
3. Enter the disposal
Dates, values, costs, reliefs claimed and an estimate of your income for the year, which sets the rate.
4. Submit and pay
Pay the amount shown by the same 60-day deadline, quoting the reference the service issues.
5. Report it again on Self Assessment
If you file a return for that year, include the disposal and set the amount already paid against the final bill.
An agent can file on your behalf, but you must authorise them through the property account first — that step often takes longer than people expect.
What information do I need to hand?
- Completion date and sale price
- Purchase date, purchase price and the Stamp Duty paid
- Legal and agent fees on both transactions
- Invoices for capital improvements
- Dates you lived in the property, if claiming Private Residence Relief
- An estimate of your taxable income for the year
What are the penalties for filing late?
HMRC charges a fixed late filing penalty once the deadline passes, further penalties as the delay lengthens, and interest on tax paid late. Filing as soon as you realise limits the damage — the penalty scale is time-based.
The guided advisor shows the tax due, the deadline date, and the reliefs your answers qualify for.
Check my position before I complete →In summary
- 60 days from completion, not exchange.
- It is a separate return from Self Assessment — and then reported again on it.
- Non-residents report every disposal, even at a loss.
- Set the property account up early; authorising an agent takes time.
Frequently asked questions
Is it 30 days or 60 days?
60 days. The deadline was 30 days for completions between 6 April 2020 and 26 October 2021, and 60 days from 27 October 2021.
Does the 60 days run from exchange?
No, from completion.
Do I need to report if there is no tax to pay?
UK residents do not, if relief or the annual exempt amount covers the gain. Non-residents must report every UK property disposal.
Do I have to report it twice?
If you file Self Assessment for that year, yes — the disposal goes on the return and the 60-day payment is credited against the bill.
Can my accountant file it for me?
Yes, once you have created the property account and authorised them within it.
What if I do not know my income for the year yet?
Use a reasonable estimate. The final position is settled through Self Assessment.
What are the penalties?
A fixed late filing penalty, further penalties for longer delays, and interest on the tax paid late.
Does it apply to commercial property?
For UK residents the 60-day rule covers residential property. Non-residents must report all UK land and property disposals.
What about a jointly owned property?
Each owner reports their own share of the gain separately.
Does it apply in Scotland and Wales?
Yes. Capital Gains Tax is UK-wide; only the purchase taxes differ by nation.
Need to work out your own numbers?
Enter your figures and see the tax, the rate split and the exact filing date.
Calculate the gain and the deadline →Official sources
Every figure in this guide is transcribed from these published pages. Always confirm against the source before filing or signing anything.
- Report and pay CGT on UK property — GOV.UK
- Capital Gains Tax rates — GOV.UK
- Tax when you sell your home — GOV.UK
- Income Tax rates and bands — GOV.UK
Guidance only. mypropclear explains published rules and how they apply to figures you provide — it is not personalised tax or legal advice.