UK Non-Resident CGT Property Calculator

Yes. Since 6 April 2015 non-UK residents have been charged CGT on disposals of UK residential property, and since 6 April 2019 the charge extends to all UK land — commercial, mixed-use and bare land — plus indirect disposals of companies deriving 75% or more of their value from UK land where you hold at least a 25% interest. The charge applies regardless of where you live or where the sale proceeds are paid.

18% on the portion of the gain falling within your remaining basic rate band, and 24% above it. Since 30 October 2024 those rates apply to both residential and non-residential property, so the rate no longer depends on property type. The annual exempt amount is £3,000, and gains stack on top of your income when deciding how much falls in each band.

If you are non-resident, yes. Non-residents must report every disposal of UK land within 60 days of completion, including disposals at a loss and disposals fully covered by private residence relief. This is stricter than the rule for UK residents, who only file the standalone return when residential property produces CGT to pay. The £100 late-filing penalty applies to a nil return exactly as it applies to one showing tax.

Completion. The 60 days run from the completion date, for completions on or after 27 October 2021 (it was 30 days before that). Confusingly, the disposal date used to work out which tax year the gain falls into is normally the exchange date. A sale exchanging in March and completing in May sits in the earlier tax year for computation but has a deadline measured from May.

It is the default way a non-resident computes the gain on residential property owned before that date: the market value at 5 April 2015 replaces the original purchase price, so only growth after the regime began is taxed. For non-residential property and indirect disposals the rebasing date is 5 April 2019. Mixed-use property splits between the two. You can instead elect straight-line time apportionment or the whole period of ownership.

Rebasing is the default and usually produces the lowest gain where the property rose strongly before 2015. Time apportionment can be better where the property gained little before the rebasing date but the 2015 valuation is unhelpfully low. The whole-period method is normally used only to establish a larger allowable loss. Run all three before you file — the choice is made on the return and the difference is often five figures.

Accurate enough to defend. HMRC can and does challenge retrospective valuations. A red-book report from a RICS-qualified surveyor citing comparable transactions around April 2015 is defensible; a one-line estate agent email is not. Commission it before completion if you can, because a surveyor's diary is the step you cannot compress inside 60 days. The valuation fee itself is an allowable selling cost.

Capital improvements yes, repairs and maintenance no. A new extension, a loft conversion or a first-time central heating installation qualify; redecorating, replacing a boiler like for like and general upkeep do not. Crucially, if you rebase to 5 April 2015 you may only deduct improvements made after that date — earlier work is already reflected in the 2015 market value, and deducting it again is double counting HMRC will spot.

Yes, non-residents are entitled to the annual exempt amount in the normal way, currently £3,000 for 2026/27. Each individual has their own, so a jointly owned property sold by a couple shelters £6,000 between them. Each owner files their own separate 60-day return on their own share — the obligation is personal, not one return per property.

Only for tax years in which you meet the 90-day test. For any year you are non-UK resident, the property counts as your residence only if you or your spouse or civil partner spent at least 90 midnights in it during that tax year; the nights need not be consecutive. Fail the test and that year does not qualify, reducing the relief proportionately. The final nine months of ownership still qualify automatically if it was your only or main residence at some point.

£100 immediately. If the return is more than three months late HMRC may charge £10 per day for up to 90 days. At six months a further penalty of £300 or 5% of the tax due, whichever is greater, applies, and the same again at twelve months. Late paid tax also attracts interest at 7.75% from the original due date. File as soon as you realise — the penalties are time-based and stop escalating once the return is in.

Through a 'Capital Gains Tax on UK property' account created via Government Gateway. It is separate from Self Assessment and requires its own identity verification, which is where overseas sellers get stuck because the standard checks lean on UK credit records or a UK passport or driving licence. Start it at exchange, not completion. If an accountant is filing for you, you must create the account first and then issue them a reference number — they cannot create it for you.

If you are otherwise within Self Assessment — for example because you have UK rental income — yes. The disposal goes on the capital gains pages and the tax already paid with the 60-day return is credited against the final liability. This is where the estimated band split is trued up, so a conservative 60-day estimate can produce a repayment and an optimistic one leaves a balance due by 31 January.

You are taxed by both countries but should not pay twice on the same gain: UK CGT paid with the 60-day return is creditable against the US tax through the foreign tax credit on Form 1116. Two things break the symmetry. The IRS gives no rebasing to 2015, so your US gain runs from the original dollar cost and can be far larger. And repaying a sterling mortgage can create a separate section 988 currency gain, taxed as ordinary income and not sheltered by the section 121 home-sale exclusion.