60-Day CGT Property Reporting Calculator

Calculate Capital Gains Tax owed on UK residential property and your 60-day reporting deadline. Required for all property disposals since 27 October 2021.

Calculate Tax Due for 60-Day HMRC Report

Frequently Asked Questions

What is the 60-day CGT reporting requirement?

Since 27 October 2021, UK residents must report and pay any CGT on UK residential property within 60 days of completion. Non-UK residents have had this requirement since April 2015.

Which properties require 60-day reporting?

UK residential property disposals — houses, flats, holiday homes, rental properties. Commercial property and land are excluded (reported via self-assessment).

Is 60-day reporting required if there's no tax to pay?

You must still report if you're UK resident and the disposal needs to be reported, even if no tax is due (e.g. PPR fully covers the gain). However, if the gain is covered by annual exemption, you may not need to report.

How do I file the 60-day report?

Via HMRC's 'Report and pay Capital Gains Tax on UK property' online service at gov.uk. You need a Government Gateway account and a HMRC Capital Gains Tax account.

What is the penalty for missing the 60-day deadline?

Initial £100 penalty for late filing. Further penalties of £300 or 5% of tax (whichever is higher) after 6 months and 12 months. Plus interest on late payment.

Do I still need to report on self-assessment?

Yes. If you file a self-assessment tax return, you must also include the property disposal. Any 60-day payment is credited against your self-assessment liability.

What CGT rates apply to residential property in 2025/26?

Basic rate taxpayers pay 18%, higher/additional rate taxpayers pay 24%. These rates were introduced on 30 October 2024 (previously 18%/28%).

What costs can I deduct from the gain?

Purchase price, solicitor/legal fees, estate agent fees (on sale), stamp duty land tax paid on purchase, and enhancement expenditure (major improvements, not repairs).

What if I make a loss on the property sale?

Losses on residential property can only be offset against residential property gains, not shares or other assets. Report the loss to HMRC to register it for future use.

Does the 60-day rule apply to inherited property?

Yes, if you sell an inherited UK residential property and there is a chargeable gain, you must report and pay within 60 days of completion.

Can I estimate the CGT if I don't know exact figures?

You can make an estimated payment in the 60-day window and amend it later via self-assessment. HMRC allows reasonable estimates to avoid penalties.

What is the annual exempt amount for 2025/26?

£3,000 for individuals. This reduced from £6,000 in April 2024 and £12,300 in 2022/23, significantly increasing the number of disposals requiring payment.