The 60-Day CGT Property Report

Key facts

UK residents must report and pay CGT on UK residential property within 60 days of the completion date.
Non-UK residents must report all UK property disposals within 60 days — even if there is no gain.
The return is filed using HMRC’s Capital Gains Tax on UK property online service.
An initial £100 penalty applies for late filing (within 6 months).
The gain must also be reported on your annual Self Assessment return, with credit for tax already paid.

Who Must File?

The 60-day CGT property return requirement applies in two main situations:^[1]

UK Residents

UK-resident individuals, trustees, and personal representatives must file a 60-day return when they dispose of UK residential property and there is CGT to pay. You do not need to file if:

The gain is fully covered by Private Residence Relief (your main home)
The gain is covered by the Annual Exempt Amount and other reliefs so no tax is due
The disposal results in a loss

Non-UK Residents

Non-UK residents must file a 60-day return on all disposals of UK property (residential and commercial), regardless of whether there is a gain or loss. This is a stricter requirement than for UK residents.

Commercial property: The 60-day reporting requirement for UK residents applies only to residential property. Gains on commercial property are reported through Self Assessment in the normal way. Non-UK residents must report all UK property disposals.^[2]

The 60-Day Deadline

The 60-day period runs from the completion date (the date legal ownership transfers), not the date of exchange of contracts. Key points:

The completion date is usually when the buyer pays and receives the keys
For unconditional contracts, this may be the date of the contract itself
If completion occurs in stages, the relevant date is when the disposal is treated as taking place for CGT purposes
Both the return and the payment must be made within 60 days

How to File the Return

The return is filed through HMRC’s online service:^[1]

Sign in to your Government Gateway account (or create one)
Navigate to the “Capital Gains Tax on UK property” service
Enter details of the property (address, type)
Enter the disposal date and disposal proceeds
Enter the acquisition date and acquisition cost
Add any allowable costs (improvements, fees)
Claim any reliefs (PRR, lettings relief, losses)
Enter your estimated income for the tax year (to determine the CGT rate)
The service calculates the CGT due
Pay the tax (online banking, debit card, or other methods)

Estimates are allowed: If you do not have exact figures at the 60-day point (for example, your income for the year is not yet finalised), you can use reasonable estimates. You can correct the figures on your Self Assessment return later, and any overpayment or underpayment will be adjusted.^[1]

Penalties for Late Filing

Delay	Penalty
Up to 6 months late	£100 initial fixed penalty
6 – 12 months late	Additional £300 or 5% of tax due (whichever is greater)
Over 12 months late	Further £300 or 5% of tax due (whichever is greater)

In addition, interest runs on any unpaid tax from the date it was due (60 days after completion). The interest rate is the Bank of England base rate plus 2.5%.

Payment Methods

You can pay the CGT through:

Online banking (Faster Payments, CHAPS)
Debit card via the online service
Direct Debit (if already set up with HMRC)
Bank transfer using the payment reference provided

Allow processing time: Faster Payments typically arrive the same or next working day, while CHAPS is same-day if sent before the cut-off time.

Reporting on Self Assessment

Filing the 60-day return does not replace your Self Assessment obligations. You must also:^[3]

Include the gain on your SA108 (Capital Gains Summary) pages
Enter the amount of CGT already paid via the 60-day return
HMRC will calculate any additional tax due or refund based on your final income figures

Multiple Disposals in a Tax Year

If you sell more than one property in a tax year, you file a separate 60-day return for each disposal. The Annual Exempt Amount can only be used once across all disposals in the year, so it is applied to the first return filed and cannot be claimed again on subsequent returns.

Frequently Asked Questions

When do I need to file a 60-day CGT property return?

You must file within 60 days of the completion date when you sell or dispose of UK residential property and there is CGT to pay. Non-UK residents must file within 60 days regardless of whether there is a gain or loss.

How do I file the 60-day CGT property return?

You file online using HMRC’s “Capital Gains Tax on UK property” service. You need a Government Gateway account. You enter details of the property, the disposal, the costs, and any reliefs. The service calculates the tax due, which you pay at the same time.

What are the penalties for filing late?

An initial £100 penalty applies if the return is up to 6 months late. After 6 months, a further penalty of £300 or 5% of the tax due (whichever is greater) applies. After 12 months, an additional £300 or 5% penalty applies. Interest also runs on any unpaid tax.

Do I still need to include it on my Self Assessment return?

Yes. Even though you have filed a 60-day return and paid the tax, the gain must also be reported on your annual Self Assessment tax return (SA108 pages). Credit is given for tax already paid via the 60-day return.

Sources

Report and pay Capital Gains Tax on UK property — GOV.UK
Capital Gains Manual: CG73920 – 60-day reporting — HMRC
Self Assessment: Capital gains summary (SA108) — HMRC