60-Day Property Return (Step-by-Step)

Key facts

You file the return through HMRC’s Capital Gains Tax on UK property online service — separate from Self Assessment.
You need a Government Gateway account linked to the CGT on UK property service.
The 60-day clock starts from the completion date, not the date of exchange.
You must file even if no tax is due after reliefs (unless fully covered by PRR for UK residents).
The gain must also be reported on your annual Self Assessment return.

Who Needs to File a 60-Day Return?

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

UK Residents

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

Private Residence Relief fully covers the gain (your main home)
The gain, after reliefs and losses, is covered by the Annual Exempt Amount
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.^[2]

Important: Even if no tax is due (for example, because lettings relief and losses eliminate the gain), non-UK residents must still file the return. Failure to file triggers late filing penalties even if the tax liability is £0.

Before You Start: What You Need

Gather the following information before starting the return:

Property address and type (residential, mixed-use)
Completion date (from your solicitor)
Disposal proceeds (sale price)
Acquisition date and acquisition cost (original purchase price)
Improvement costs (extensions, renovations that enhanced the property — not repairs)
Incidental costs of buying and selling (solicitor fees, estate agent fees, stamp duty on purchase)
Details of any reliefs you want to claim (PRR periods, lettings relief)
Your estimated taxable income for the tax year (to determine the CGT rate)
Your National Insurance number

Step-by-Step Filing Process

Follow these steps to file your 60-day CGT property return:^[1]

Step 1: Create or Sign In to Your Account

Go to the Capital Gains Tax on UK property service on GOV.UK. Sign in with your Government Gateway user ID and password. If you do not have a Government Gateway account, you can create one — you will need to verify your identity using your National Insurance number and other personal details.

Tip: This is a separate service from your main Self Assessment account. Even if you already file Self Assessment returns, you need to specifically access the “Capital Gains Tax on UK property” service. Set this up as soon as possible after completion — don’t wait until the last minute, as identity verification can take time.

Step 2: Start a New Return

Once signed in, select “Report a disposal” and choose whether you are reporting as an individual, trustee, or personal representative. If you are reporting on behalf of someone else, you may need agent access.

Step 3: Enter Property Details

Provide the property address, the type of property (residential or mixed-use), and whether you owned it jointly with anyone. If jointly owned, you only report your share of the gain.

Step 4: Enter Disposal Details

Enter the completion date and the disposal proceeds (the sale price). If the property was gifted or sold to a connected person, you must use the market value instead.

Step 5: Enter Acquisition Details

Enter the date you acquired the property and the acquisition cost. If you inherited the property, use the probate value (market value at the date of death). If it was gifted to you, use the market value at the date of the gift.

Step 6: Enter Allowable Costs

Add any costs that are allowable deductions:

Improvement expenditure (extensions, structural alterations, new kitchens/bathrooms that enhanced the property)
Incidental costs of acquisition (solicitor fees, stamp duty, survey costs on purchase)
Incidental costs of disposal (solicitor fees, estate agent fees on sale)

Do not include routine repairs, maintenance, or costs of borrowing (mortgage interest).

Step 7: Claim Reliefs

If applicable, claim any reliefs that reduce the gain:

Relief	Effect
Private Residence Relief (PRR)	Exempts periods the property was your main home (plus final 9 months)
Lettings Relief	Up to £40,000 relief if property was let while also being your residence
Capital losses	Current-year and brought-forward losses reduce the taxable gain
Annual Exempt Amount	£3,000 deducted from the net gain (2025/26)

Step 8: Enter Your Estimated Income

The service asks for your estimated taxable income for the tax year. This determines which CGT rate applies (18% for gains within the basic-rate band, 24% for gains above it). If your income is not yet finalised, use a reasonable estimate.^[3]

Step 9: Review and Submit

The service calculates the CGT due based on the information you have entered. Review the calculation carefully, then submit the return.

Step 10: Pay the Tax

You must pay the CGT at the same time as filing the return (within the 60-day window). Payment methods include:

Online banking (Faster Payments or CHAPS)
Debit card through the online service
Bank transfer using the payment reference provided

After Filing: What Happens Next

Filing the 60-day return does not replace your Self Assessment obligations. You must also:^[4]

Include the property gain on your SA108 capital gains pages in your annual Self Assessment return
Enter the amount of CGT already paid via the 60-day return
HMRC will reconcile the figures — if your actual income differs from the estimate used on the 60-day return, you may owe additional tax or receive a refund

Common Mistakes to Avoid

Missing the 60-day deadline: The clock starts from the completion date, not when you instruct your solicitor or receive the proceeds. Make a note of the date immediately.
Confusing exchange and completion: The 60-day period runs from completion (when legal ownership transfers and the buyer pays), not from exchange of contracts.
Forgetting improvement costs: Extensions, loft conversions, and other capital improvements reduce your gain. Gather receipts from your records.
Not claiming PRR correctly: If the property was your main home for part of the ownership period, calculate the PRR proportion carefully, including the final 9 months’ deemed occupation.
Ignoring the SA return: Many people assume the 60-day return is the end of the process. You must still report on your annual Self Assessment return.

Penalties for Late Filing

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

In addition, interest runs on any unpaid tax from the date it was due (60 days after completion). Late payment interest is charged at the Bank of England base rate plus 2.5%.^[2]

Frequently Asked Questions

How do I create a Capital Gains Tax on UK property account?

Sign in to your Government Gateway account at gov.uk and search for “Capital Gains Tax on UK property”. If you don’t have a Government Gateway account, you can create one during the process. You’ll need your National Insurance number and a form of ID to verify your identity.

Do I need to file a 60-day return if Private Residence Relief covers the whole gain?

If you are a UK resident and Private Residence Relief fully covers the gain so that no CGT is due, you do not need to file the 60-day return. However, non-UK residents must file regardless of whether any tax is due.

Can I use estimated figures on my 60-day return?

Yes. HMRC accepts reasonable estimates where exact figures are not yet available — for example, if your income for the tax year is not yet finalised. You can correct the figures on your annual Self Assessment return, and any over- or underpayment will be adjusted.

What if I sold two properties in the same tax year?

You file a separate 60-day return for each property disposal. The Annual Exempt Amount (£3,000 for 2025/26) is applied to the first return filed and cannot be claimed again on subsequent returns in the same year.

Sources

Report and pay Capital Gains Tax on UK property — GOV.UK
Capital Gains Manual: CG73920 – UK property reporting — HMRC
Capital Gains Tax: what you pay it on, rates and allowances — GOV.UK
Self Assessment: Capital gains summary (SA108) — HMRC