How to Report and Pay CGT on Property Within 60 Days

When you sell a rental property in the UK, you usually have to report and pay any Capital Gains Tax (CGT) on the property within 60 days of completion — through a separate HMRC service, not your annual Self Assessment return. This guide walks through the reporting process step by step: setting up your Capital Gains Tax on UK property account, what information you need, how to file, how to pay, and what to do if you cannot report online.

It's written for landlords selling a buy-to-let or investment property. If you still need to work out how much you owe, start with our guide on Capital Gains Tax on rental property, which covers the rates, allowances, and how to calculate your gain. This guide picks up from there and focuses on the reporting and payment mechanics.

What Is the 60-Day CGT Rule?

The 60-day rule requires you to report a UK residential property disposal and pay the Capital Gains Tax due within 60 days of the completion date. The clock starts on completion — the day the sale finalises and ownership transfers — not on exchange of contracts.

A few points worth knowing before you start:

• The deadline applies to residential property, which covers most buy-to-let and rental properties.
• You report through HMRC's Capital Gains Tax on UK property account, which is separate from Self Assessment.
• You need to report even if the property was jointly owned — each owner reports their own share.
• If you're a non-UK resident, the rules are stricter: you report every disposal of UK property or land within 60 days, even when there's no tax to pay.

If there's genuinely no CGT to pay (for example, the gain is fully covered by Private Residence Relief or the annual exempt amount) and you're a UK resident who already files Self Assessment, you may be able to report the disposal on your tax return instead of using the 60-day service. When any tax is due, though, the 60-day report and payment are required.

Before You Start: What You Need to Report

Having the right details ready makes the report much quicker. Gather the following before you log in:

• Property details — the address and the dates you acquired and sold it
• Purchase and sale figures — what you paid, what you sold for, and the completion dates
• Allowable costs — Stamp Duty on purchase, solicitor and conveyancing fees, estate agent fees, and the cost of any improvements
• Your gain calculation — HMRC asks you to work out the gain yourself and enter the figures
• Your income estimate — an estimate of your taxable income for the year, so the correct residential CGT rate (18% or 24% for the 2025/26 tax year) can be applied
• Any reliefs — for example, Private Residence Relief if the property was once your home, or capital losses you're offsetting

The repairs versus improvements distinction matters here: only improvement costs reduce your gain, while routine repairs are claimed against rental income instead.

How to Set Up a Capital Gains Tax on UK Property Account

To report online, you first need a Capital Gains Tax on UK property account. This is a specific HMRC account, separate from your Self Assessment login.

1. Go to GOV.UK and start the "Report and pay Capital Gains Tax on UK property" service.
2. Sign in with your Government Gateway user ID, or create one if you don't have it.
3. Follow the prompts to set up your Capital Gains Tax on UK property account.
4. Make a note of your CGT on UK property account number — it's a reference beginning with letters and numbers that you'll need later, especially if an accountant reports for you.

Setting up the account takes a few minutes. It's worth doing this soon after completion rather than close to the deadline, in case you hit any verification steps.

How to Report Your Property Disposal

Once your account is set up, you can complete the report:

1. Enter the property details — address, and the dates of acquisition and disposal.
2. Enter the figures — purchase price, sale price, and your allowable costs.
3. Apply any reliefs and losses — for example, Private Residence Relief or capital losses carried forward.
4. Enter your income estimate — the service uses this to work out whether the gain is taxed at 18%, 24%, or a mix.
5. Review the calculated tax — check the figure the service produces against your own calculation.
6. Submit the return and note the reference number generated.

The service works out the tax based on the figures you provide. Because you're estimating your income for the year, the amount may be adjusted later when your actual income is known — see the Self Assessment section below.

How to Pay the CGT You Owe

After you submit the report, HMRC gives you a payment reference number (this usually starts with the letter "X"). Use this reference to pay within the same 60-day window.

You can pay by:

• Bank transfer (Faster Payments, CHAPS, or Bacs) using the reference number
• Debit or corporate credit card online
• Cheque by post, allowing extra time for it to arrive and clear

Reporting and paying are two separate actions, but both fall under the same 60-day deadline. Submitting the report on time but paying late can still trigger interest, so aim to do both together.

If You Cannot Report Online

Not everyone can use the online service. If you're unable to report online — for example, if you need help with digital services or the online form doesn't fit your circumstances — you can report by post instead.

To do this, contact HMRC to request the paper "Report Capital Gains Tax on UK property" form. You complete it, sign the declaration, and post it to the address shown on the form. Paper reporting typically takes longer to process, so request the form in good time. The 60-day deadline still applies.

Using an Accountant or Tax Agent

An accountant can report on your behalf, but the authorisation works differently from standard Self Assessment agent access. The steps are:

1. You set up your own Capital Gains Tax on UK property account first.
2. You give your accountant your CGT on UK property account number and your UK postcode (or country of residence if you live abroad).
3. Your accountant requests authorisation to manage your account.
4. You then use the authorisation link and follow the instructions to confirm them as your agent — this needs to be done within 21 days.

Once authorised, your accountant can complete and submit the report for you. Because you have to set the account up yourself, it's worth starting early if you plan to use an agent, so the authorisation is in place before the deadline.

Reporting if You Live Abroad

Non-resident landlords have a broader obligation. If you're not a UK resident, you report all disposals of UK property or land within 60 days — including residential, non-residential, and indirect disposals — even if there's no tax to pay and even if you made a loss.

This applies whether or not you're registered for Self Assessment. For more on how tax works when you let UK property from overseas, see our guide on the Non-Resident Landlord Scheme.

How the 60-Day Report Links to Self Assessment

If you file a Self Assessment return, the property disposal also needs to appear on it for the tax year of the sale. This isn't double taxation — the CGT you already paid through the 60-day report is credited against your total bill.

There are two reasons the Self Assessment figure can differ from your 60-day report:

• Your income was estimated. The 60-day report used an estimate of your income to decide the 18%/24% split. Once your actual income is known at year end, the rate — and therefore the tax — may change.
• Other gains or losses. If you made other disposals in the year, they can affect the overall position.

If your final liability is higher, you pay the difference through Self Assessment. If you overpaid, the balance can be refunded or offset. Keep your CGT reference number to hand when you complete the return. If you also make payments on account towards your Income Tax, the CGT is handled separately from those instalments.

Penalties and Interest for Late Reporting

Missing the 60-day deadline leads to penalties, which increase the longer the report is outstanding:

Delay	Penalty
Missed 60-day deadline	£100 fixed penalty
More than 6 months late	£300 or 5% of the tax due, whichever is greater
More than 12 months late	A further £300 or 5% of the tax due, whichever is greater

Interest is also charged on any tax paid late, running from the deadline until you pay. Penalties for late reporting apply separately from interest on late payment, so a delayed report that also delays payment can attract both.

If you have a reasonable excuse for missing the deadline, you can appeal a penalty — HMRC considers appeals on a case-by-case basis.

Frequently Asked Questions

Do I still need the 60-day report if I file Self Assessment?

Usually, yes. When there's CGT to pay on a residential property sale, the 60-day report and payment are required in addition to your Self Assessment return. The disposal then also appears on your return, with the tax already paid credited against your bill. If no tax is due and you already file Self Assessment, you may be able to report on your return instead.

When does the 60-day clock start?

It starts on the completion date — the day ownership transfers and the sale finalises — not the exchange of contracts. Counting from completion gives you your reporting and payment deadline.

What if I jointly own the property?

Each owner reports their own share of the gain through their own Capital Gains Tax on UK property account. Married couples and civil partners each have their own annual exempt amount. See our guide on joint property ownership for how income and gains are split.

Can I report a property sale that made a loss?

If you're a UK resident and made a loss with no tax to pay, you generally don't need to use the 60-day service, though you can report the loss on your Self Assessment return to carry it forward. Non-UK residents must report every disposal within 60 days, including losses.

What happens if I don't know my exact income yet?

The online service asks for an estimate of your income so it can apply the right CGT rate. You report using the best estimate available at the time, then the figures are finalised through your Self Assessment return once your actual income for the year is known.

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This guide is for informational purposes only and does not constitute tax, legal, or financial advice. Tax rules change frequently. Always verify current requirements on GOV.UK or consult a qualified accountant for your specific situation.

Official Sources

• Report and pay your Capital Gains Tax - GOV.UK
• Tax when you sell property - GOV.UK
• Report your Capital Gains Tax on UK property by post - GOV.UK
• Managing your client's Capital Gains Tax on UK property account - GOV.UK
• Capital Gains Tax for non-residents: UK residential property - GOV.UK
• Capital Gains Tax - GOV.UK