60-Day UK Property Disposal Tax Guide for Non-Residents

Since April 2020, anyone selling or gifting UK residential property has to report the disposal and pay any capital gains tax within a strict deadline using HMRC’s online “CGT on UK Property” service. For non-UK residents, the scope is even wider: most disposals of any UK land or property interest must be reported within 60 days of completion, even if there is no tax to pay. Many overseas owners only discover this after completion, when it is already too late and penalties have begun to build up.

As an AAT-regulated firm specialising in international services for non-residents and expats, Accusolve Accountants helps clients around the world handle these rules calmly and correctly. We calculate your gain, prepare the 60-day return, file it online and guide you through paying HMRC from overseas—so you can focus on your next move, not on worrying about UK tax forms.

1. What Is the 60-Day UK Property Disposal Rule?

When you dispose of UK land or property that is within the UK capital gains tax regime, HMRC requires you to file a “CGT on UK Property” return and, if CGT is due, pay it within 60 days of completion. For non-residents, this applies to a broad range of disposals, including:

• Sale of UK residential property (flats, houses, HMOs, mixed-use).
• Sale of UK commercial property (offices, warehouses, shops, industrial units).
• Sale or gifting of UK land and development sites.
• Transfers of property into or out of a company, trust or partnership.
• Certain disposals of shares in property-rich companies (for example, SPVs holding UK property).

This return is separate from your annual Self Assessment tax return or your CT600 corporation tax return. Even if you file those later, the 60-day reporting requirement still stands.

2. Who Must File a 60-Day CGT Return?

The 60-day reporting obligation applies to a wide range of non-UK resident persons and entities:

If you are unsure whether your disposal is within scope, Accusolve can review your structure under our Capital Gains Tax and Non-Resident Tax Returns services and confirm exactly what needs to be filed.

3. Timeline: From Completion to HMRC Deadline

The 60-day clock starts ticking from the date completion takes place (not exchange of contracts). The key dates typically look like this:

Our Filing Reminders service is designed to make sure non-resident owners don’t miss these critical dates, even when dealing with time zones, travel and cross-border logistics.

4. How CGT Is Calculated for Non-UK Residents

HMRC uses special “rebasing” rules for non-resident capital gains tax (NRCGT) to ensure you are only taxed on growth within the UK tax net. At a high level, the gain is:

Gain = Proceeds – (Base Cost + Allowable Costs + Reliefs)

4.1 Rebased Values and Base Cost

For many non-residents, the base cost is not simply what you originally paid. Instead, you may be able to use a market value at a specific date:

Choosing between straight-line apportionment, retrospective calculation or rebasing is complex and can significantly affect tax. Accusolve compares the options and documents your position for HMRC.

4.2 Allowable Costs

You can normally deduct the following from your sale proceeds:

• Original purchase price (or rebased value where applicable).
• Stamp Duty Land Tax (SDLT) paid on purchase.
• Legal, survey, and professional fees relating to purchase/sale.
• Estate agent or marketing fees.
• Capital improvements (extensions, structural work, not routine repairs).

We frequently help clients reconstruct historic records and costs, especially where properties have been owned for many years or documents are stored across multiple countries.

4.3 CGT Rates for UK Property (Indicative 2025/26)

Rates and allowances are subject to change in future Budgets. For the latest position, we recommend contacting Accusolve for up-to-date advice.

5. Common Mistakes Non-Residents Make (and How to Avoid Them)

Having helped many overseas clients catch up with late filings, we see the same issues again and again:

• Assuming the solicitor deals with HMRC: Most conveyancers do not handle CGT reporting.
• Thinking there is no return if there is no gain: The 60-day rule is about reporting, not just paying tax.
• Missing the tight deadline due to time zones or travel: Easy to do if you are abroad or busy with completion logistics.
• Using the wrong base cost: Ignoring rebasing rules can either overstate or understate tax.
• Overlooking joint owner responsibilities: Each owner may need their own HMRC account and return.
• Not considering treaty and residency issues: UK may have first taxing rights; double tax can be relieved but not ignored.

Accusolve’s HMRC Registration and Non-Resident Tax Returns services are built to address precisely these problems before they become costly.

6. Step-by-Step: How to File a 60-Day Return (With Accusolve)

While you can attempt to file directly with HMRC, many non-residents find the process time-consuming and confusing. Here’s how it works when you appoint Accusolve:

1. Initial review: We review your sale contract, completion statement and ownership structure.
2. Data gathering: You send us purchase documents, cost records and details of improvements.
3. Valuation & rebasing check: We assess whether an April 2015/2019 valuation is beneficial and help with valuations if needed.
4. CGT computation: We prepare a full HMRC-compliant computation, including reliefs and allowances.
5. CGT on UK Property account: We help you register and link our agent account so we can file on your behalf.
6. Online submission: We complete the 60-day return, review with you and submit to HMRC.
7. Payment guidance: You receive clear instructions for paying HMRC from overseas, including references and deadlines.
8. Year-end integration: If needed, we incorporate the disposal into your later Self Assessment or CT600 return.

This end-to-end process is handled remotely via our Virtual Finance Office, so you do not need to be in the UK or post physical documents.

7. Case Studies: Real-World Non-Resident Situations

7.1 UAE-Based Landlord Selling a London Buy-to-Let

A client based in Dubai sold a London flat that had been rented for several years. Their solicitor did not mention the 60-day CGT return, and they contacted Accusolve three months after completion. We:

• Reconstructed purchase and improvement costs.
• Calculated a modest gain using April 2015 rebasing.
• Filed a late CGT on UK Property return and Self Assessment.
• Helped them respond to HMRC with a reasonable excuse for late filing.

The client now uses us for ongoing Non-Resident Landlord Tax and Filing Reminders.

7.2 Singapore Founder Selling Shares in a UK Property SPV

A Singapore-based entrepreneur sold shares in a UK company that owned a small portfolio of UK properties. They were unsure whether this was a UK CGT event. Accusolve:

• Confirmed the company was “property-rich” under UK rules.
• Advised on indirect disposal treatment and double tax treaty impact.
• Prepared calculations for both the company (CT600) and the shareholder.
• Coordinated with their local adviser to avoid double taxation.

7.3 Joint Owners Living in Different Countries

Two siblings living in different EU countries jointly owned a UK rental property. When they sold, each assumed the other was “sorting the tax”. We:

• Registered both for HMRC CGT on UK Property accounts.
• Prepared separate calculations and returns for each owner.
• Ensured CGT was correctly split and reported in both jurisdictions.

8. Individual vs Company (SPV): Which Route Is Better?

Many non-residents hold UK property either personally or through a special purpose vehicle (SPV). Disposals are treated differently:

Our Company Formation UK and Business & Investment for Expats services can help you choose the right structure before you invest—or rationalise an existing one.

9. Red Flags That May Attract HMRC Attention

Although not every sale triggers an enquiry, certain patterns are more likely to be reviewed:

• Large, undeclared gains with no history of UK tax returns.
• Properties acquired and sold quickly with no obvious commercial rationale.
• Use of offshore structures with UK land and no corresponding UK filings.
• Inconsistent residency or address information across returns and Land Registry records.
• Historic rental income with no Non-Resident Landlord Scheme registrations.

If you are concerned about past disposals or gaps in your reporting, Accusolve can help you regularise your position and manage any interaction with HMRC under our HMRC Interactions & Risk Management for Expats service.

10. Why Non-Residents Choose Accusolve for 60-Day CGT Filings

Accusolve Accountants is built around the needs of overseas owners who want a trusted, proactive UK finance partner without the need to visit the UK in person. When it comes to 60-day CGT reporting and wider UK tax compliance, we offer:

• AAT-regulated and professional: You are working with a UK-regulated firm committed to high standards and ethical practice.
• Specialists in non-resident and expat structures: We work daily with overseas landlords, investors and company directors with UK ties.
• Cloud-first and fully remote: Secure digital processes built for clients based anywhere in the world.
• Joined-up tax and accounting support: From accounting services and year-end accounts to tax services and virtual finance office.
• Strategic advice, not just form-filling: We help you plan around residency, double taxation and long-term investment goals.

If you are selling or planning to sell UK property as a non-resident, contacting Accusolve before completion can save you time, stress and unnecessary tax.

This article is intended as a general guide only and is not a substitute for specific tax advice. UK tax rules change over time, and their application will depend on your individual circumstances. For personalised guidance, please contact Accusolve Accountants.