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

Sell a UK residential property at a gain? You have 60 days from completion to report and pay CGT. PPDCGT service walk-through, penalties, exceptions.

By · Updated 2026-04-22

The "Completion Date" Trap

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

  • 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 (currently the Bank of England base rate plus 4% (HMRC raised the late-payment margin from 2.5% in April 2025)).
The 60-day property CGT reporting clock Exchange of contracts sets the tax year the gain falls in; completion starts a 60-day clock to report and pay the Capital Gains Tax via HMRC's property service. The 60-day clock: exchange vs completion Exchange Completion Day 60 sets the tax year 60-day clock starts report + pay (PPDCGT)
Two different dates do two different jobs: exchange fixes which tax year the gain belongs to; completion starts the 60-day deadline to report and pay.

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 Relief: The relief that exempts the gain on your only or main home from Capital Gains Tax - for the period you lived there plus the final 9 months of ownership, apportioned over the total time you owned it. covers you).
  • You sold it at a loss.
  • The gain is within your annual tax-free allowance.

Special Rule: Non-UK Residents

Live abroad? The rules are stricter.

If you are a non-UK resident, you must report all sales of UK property (residential or commercial) within 60 days, even if you have no tax to pay or have made a loss.

How to Report (The "PPDCGT" Service)

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.

Frequently Asked Questions

Can I deduct estate agent fees?

Yes. You can deduct "incidental costs of disposal," which include estate agent fees, solicitor fees, and survey costs.

What if my final tax bill is lower?

If your actual income for the year is lower than estimated (placing you in a lower tax band), you will have overpaid. You can claim a refund when you file your annual Self Assessment return.

Do I still need to file a Self Assessment?

Yes. The 60-day return is just a "payment on account." You must still include the disposal on your annual tax return (SA100) to finalize your position.

Don't just guess. Use our free tool to get precise numbers based on these rules.

Estimate Your Tax Bill First →