60-Day CGT Property Reporting Rule (UK, 2026/27)

The "Completion Date" Trap

A common mistake is confusing the "Exchange of Contracts" with "Completion."

This guide covers reporting and paying the tax. To work out the gain itself, our guide on how to calculate CGT on property shows the full sum with worked examples.

• Tax Year: The tax year the gain belongs to is determined by the Exchange date.
• Payment Deadline: The 60-day countdown clock starts ticking on the Completion date (when you hand over the keys).

Warning: Interest & Penalties

If you miss the deadline, HMRC charges automatic penalties:

• Late Filing: £100 automatic fine immediately.
• Late Payment: Interest accrues daily on the unpaid tax (as of July 2026, the Bank of England base rate plus 4%; HMRC raised the late-payment margin from 2.5% in April 2025 - check the current HMRC rate before relying on this figure).

Who Must Report?

Not every property sale needs to be reported within 60 days.

You MUST report if:

• You sold a residential property (e.g., Buy-to-Let, second home).
• You have a tax liability (the gain exceeds your £3,000 allowance).

You DO NOT need to report if:

• The property was your main home for the entire time you owned it (Private Residence ReliefPrivate Residence Relief: The relief that exempts the gain on your only or main home from Capital Gains Tax - for the time you lived there plus a final period (9 months, or 36 if disabled or a long-term care-home resident), apportioned over your total ownership. covers you).
• You sold it at a loss.
• The gain is within your annual tax-free allowance.

How to Report (The "PPDCGT" Service)

PPDCGT stands for Property Payment on account of Disposals of Capital Gains Tax - HMRC's name for the 60-day CGT-on-property return you complete online.

You cannot use your standard Self Assessment login. You must create a specific "Capital Gains Tax on UK Property" account via the Government Gateway.

• Step 1: Calculate your gain (Estimated).
• Step 2: Report via the digital service.
• Step 3: Pay the tax via bank transfer using the payment reference (starts with "X").

Work out the gain first with the property CGT calculator (18%/24% rates, the £3,000 allowance and Private Residence Relief); the 60-day figure is an estimate you reconcile on your Self Assessment return if you file one. For shares rather than property, see CGT on shares.