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capital gains tax on property

Capital Gains Tax (CGT) refers to a tax levied on the profit gained from the sale or disposal of assets that have appreciated in value. This tax is applicable to various assets, including real estate, stocks, bonds, and valuable personal possessions, in many countries, including the UK. Specifically focusing on property, CGT in the UK pertains to the profit made from selling a property that isn't one's primary residence.

When a property is sold for more than its original purchase price, the difference between these amounts constitutes the capital gain, which is subject to taxation. Understanding the regulations and exemptions related to CGT is essential for property owners and investors to effectively manage their tax liabilities and optimize financial planning strategies.

This tax aims to ensure that individuals pay a portion of their gains earned from the sale of assets, contributing to the overall tax revenue of the government.

How Does Capital Gains Tax Work?

Capital Gains Tax (CGT) operates by taxing the profit gained from the sale or disposal of assets. In the context of property, when a property owner sells a property for more than its original purchase price, the profit realized is considered a capital gain. This gain is subject to taxation, with the tax amount calculated based on the difference between the selling price and the initial purchase cost.

For UK residents, CGT is applicable to various property types, such as second homes, buy-to-let properties, and business premises, subject to specific criteria and exemptions. The tax rate depends on the individual's overall income and the type of asset sold. Exemptions, reliefs, and allowable deductions play a crucial role in reducing the taxable amount, thereby minimizing the CGT liability.

Capital Gains Tax Rates

The applicable CGT rates are dependent on the individual's tax status:

Individual Taxpayer

Capital Gains Tax Rate

£0 - £6,000


Basic Rate Taxpayer


Higher & Additional Rate Taxpayer


For personally held properties, the rate at which CGT is applied varies based on the individual's income tax band, with basic rate taxpayers subjected to an 18% rate and higher or additional rate taxpayers facing a 28% rate on any remaining gain after deductions and exemptions.

Understanding these rates is crucial for property owners to accurately estimate their CGT liabilities and plan property sales accordingly.

How to Calculate Capital Gains Tax

Calculating Capital Gains Tax (CGT) on the sale of a property involves several steps and considerations. Here's a breakdown to help you navigate the process:

1. Work out your gain

Calculate your gain by subtracting the property's sale price from its original purchase price. This provides the initial figure for the gain subject to CGT.

2. Subtract your expenses

Deduct allowable expenses from the calculated gain. These expenses may include legal fees, estate agent fees, stamp duty, and the costs of any improvements made to the property.

3. Subtract CGT exemptions

Subtract any CGT exemptions or reliefs you're eligible for. For instance, if you resided in the property at any point, you might qualify for private residence relief, reducing the taxable gain.

4. Apply your rates

Determine the applicable CGT rates based on your taxable income in the tax year of the property sale. The rates differ based on your tax band:

  • Basic Rate Taxpayer: Pay 18% CGT on the profit from property sales. Amounts exceeding the basic rate are taxed at 28%.

  • Higher or Additional Rate Taxpayer: Subject to a 28% CGT rate on all gains from residential property.

Understanding these steps and rates is crucial in accurately assessing your CGT liability, aiding in effective financial planning when selling a property in the UK.

Capital Gains Tax Allowance

The Capital Gains Tax (CGT) allowance provides individuals with a threshold for tax-free gains on their assets. Here's a breakdown of key details related to the CGT allowance:

1. Allowance Amount

The current CGT allowance stands at £6,000 for individuals. This means that an individual can make up to £6,000 in profit from asset sales before being subject to CGT rates.

2. Joint Ownership Allowance

For assets under joint ownership, such as a second home, the allowance doubles to £12,000. In cases of marriage or civil partnership, assets can be exchanged between partners without triggering immediate CGT.

3. Transfer and CGT Implications

Transferring assets to a partner may not incur CGT at the time of transfer. However, any subsequent gains on selling these transferred assets will be based on the joint ownership period rather than the transfer date.

4. CGT on Property and Investments

For the main residence, CGT is typically not applicable. However, on the sale of other properties, the tax rate can range from 18% to 28%, based on the individual's tax bracket. Regarding stocks and shares, CGT rates can be either 10% or 20%, depending on the tax bracket.

Understanding these allowances and implications is essential for individuals managing assets and planning transactions, enabling them to optimize their tax position within the legal frameworks provided.

When and How to Fulfil Your Capital Gains Tax Obligations

Paying Capital Gains Tax (CGT) involves specific procedures and deadlines. Here's a step-by-step guide on how to manage your CGT payments:

1. Reporting through Tax Return
2. Deadlines for Reporting CGT
3. Annual Tax Return Deadline Extension
4. Deadline for HMRC Real-Time Service
5. CGT on Cryptocurrency Gains

1. Reporting through Tax Return or Real-Time Service

If you regularly file tax returns, report your CGT within this document. Otherwise, utilize the UK government’s real-time CGT service to promptly settle your dues.

2. Deadlines for Reporting CGT

For the sale of taxable assets, CGT applies when the selling price exceeds the purchase cost. Exceptions exist, such as non-business use cars. Specifically, CGT on second homes must be declared within 60 days of the sale.

3. Annual Tax Return Deadline Extension

While the official deadline for tax returns is 31st January, an extension has been granted this year. Submit your return by 28th February 2022 to avoid penalties. However, the sale of residential property requires reporting within 60 days.

4. Deadline for HMRC Real-Time Service

If utilizing the HMRC real-time CGT service, submit payments by 31st December of the following year after gains were realized.

5. CGT on Cryptocurrency Gains

Be aware of CGT implications on cryptocurrency gains. When using gains to purchase more cryptocurrency or converting it to pound sterling, CGT applies. Ensure compliance with reporting and payment requirements for these gains.

Adhering to these deadlines and procedures is vital to fulfilling CGT obligations, avoiding penalties, and maintaining compliance with tax regulations, especially when dealing with property or cryptocurrency transactions.

Reduce Capital Gains Tax?

Reducing Capital Gains Tax (CGT) involves strategic planning and leveraging available allowances and reliefs. Here are effective strategies to potentially lower your CGT liability:

  1. Transfer Assets: Transfer assets to your partner to maximize the use of both your pre-tax allowances (£6,000 each).

  2. Offset Losses: Declare any losses to HMRC as they can offset gains, reducing your overall taxable amount.

  3. Utilize CGT Allowance: Use your CGT allowance as it doesn't roll over to the next tax year, ensuring you maximize its benefits.

  4. Principal Private Residence Relief (PPR): Understand PPR conditions, especially during divorce, to sell a former main home without CGT implications.

  5. Wasted Assets Awareness: Be mindful of assets with a lifespan of under 50 years as they may have CGT implications.

  6. Invest in Tax-Free Instruments: Invest in EIS or ISAs for tax-free savings and consider charitable donations for income and CGT relief.

  7. Pension Contributions: Contributing to a pension can potentially lower your CGT bracket, leading to reduced tax liabilities.

  8. Organization and Planning: Stay organized regarding taxable assets, allowances, and payment schedules to manage CGT efficiently.

  9. Tax Rate Consideration: If both partners have utilized their CGT allowances, consider selling assets in the name of the individual with the lower tax rate.

Seeking advice from a financial advisor is crucial to navigate complex tax scenarios effectively and ensure compliance while minimizing CGT liabilities.

Capital Gains Tax on Inherited or Gifted Property

Inheriting or receiving a property as a gift involves considerations regarding Capital Gains Tax (CGT). Here's what you need to know about CGT implications in such scenarios:

1. Inheritance of Property

When inheriting a property, it's received at its market value at the time of the previous owner's death. At this stage, CGT is not applicable, but the property's value becomes part of the deceased person's estate, potentially subject to inheritance tax based on the estate's size.

2. Selling Inherited Property

If you decide to sell the inherited property and it wasn't your primary residence, CGT may apply. The CGT liability is determined based on the property's value at the time of sale versus its value at the previous owner's death.

3. Receiving a Property as a Gift

Receiving a property as a gift involves considerations for both inheritance tax and potential CGT. If the giver passes away within seven years of the gift, the property's value remains part of inheritance tax calculations. When selling the gifted property, CGT is based on the increase in value from the date of receiving the gift to the sale date.

Understanding these CGT implications when inheriting or receiving property gifts is crucial for informed financial planning and compliance with tax obligations, ensuring proper handling of potential tax liabilities.

Capital Gains Tax on Home Sales Mandatory or Not?

Normally, when you sell your primary residence, you're exempt from paying Capital Gains Tax (CGT). However, certain criteria must be met to qualify for this exemption:

  • You must have lived in your home for the entire period of ownership.

  • The property should not have been rented out wholly or partly, nor used exclusively for business purposes.

  • The total grounds should not exceed 5,000 square meters.

If all the above conditions are met, you're eligible for Private Residence Relief, exempting you from paying CGT on the sale of your home. However, failure to meet any of these criteria might require payment of some level of tax.

When Might I Have to Pay Capital Gains Tax on My UK Home?

You might be liable to pay Capital Gains Tax (CGT) on your UK home in several scenarios:

1. Rented or Business Use 

If you rented out part or all of your home or used it exclusively for business purposes during your ownership, CGT may apply.

2. Exceeding Size Limit 

If your property's total grounds exceed 5,000 square metres, you might not qualify for full Private Residence Relief, potentially leading to CGT obligations.

3. Non-Residency Periods

Instances where you did not occupy the property for the entire ownership period might trigger CGT liabilities.

4. Secondary Property Sale

Selling a property that isn't your primary residence, like a second home or a buy-to-let property, can result in CGT obligations based on the gain from the sale.

Understanding these situations is crucial to anticipate potential CGT liabilities and ensure compliance with tax regulations when selling your UK home.

Convert Your Second Home Into Your Principal Residence

In the UK, converting a second home into your primary residence can have implications for Capital Gains Tax (CGT). When a second property becomes your main residence, it may be eligible for Principal Private Residence Relief (PPR).

1. Residency Status

The property must genuinely become your primary residence, where you reside for a significant portion of the time.

2. Proof of Residence

Provide evidence of using the property as your primary residence, such as utility bills, electoral roll registration, and council tax records.

3. Avoiding Excessive Claims

Be cautious not to claim PPR on multiple properties simultaneously or manipulate residency to solely avoid taxes.

Be mindful that simply declaring a property as your main residence doesn't automatically grant PPR. Seeking guidance from tax professionals is vital to understand the eligibility criteria and implications before making such conversions.

How Instalment Sales Lower Taxes

In the UK, utilising instalment sales can provide potential tax benefits, especially concerning Capital Gains Tax (CGT). An instalment sale involves selling an asset with the buyer making payments over time, rather than paying the full amount upfront.

With instalment sales, the tax liability is spread across the payment periods, potentially reducing the immediate CGT impact. Tax is due on the profit portion received in each payment period, allowing for the deferral of tax liabilities.

However, it's crucial to note that certain conditions must be met for CGT deferral eligibility. These include proper documentation of the instalment agreement, adherence to HMRC guidelines, and ensuring the buyer's creditworthiness for timely payments.

Consulting with tax professionals or financial advisors knowledgeable about UK tax laws is essential to explore the viability and implications of instalment sales for minimizing CGT obligations.

Reducing the annual exempt amount for Capital Gains Tax

The modification to the Capital Gains Tax (CGT) annual exempt amount (AEA) entails significant changes:

  • Tax Year 2023 to 2024: Individuals and personal representatives will have an AEA of £6,000, while most trustees will have an AEA of £3,000.

  • Tax Year 2024 to 2025 Onward: Subsequent tax years will see a permanent reduction in the AEA, set at £3,000 for individuals and personal representatives, and £1,500 for most trustees.

This adjustment establishes a fixed annual exempt amount, reducing the tax-free allowance for individuals, personal representatives, and trustees in the following tax years.

Moreover, the measure maintains the CGT proceeds reporting limit at £50,000, emphasizing the importance of understanding and adhering to the revised AEA for accurate tax calculations and reporting purposes.

Expert tax advice from Capital Gains Tax Accountants

At FCCA Accounts, we specialize in offering expert tax advice specifically tailored for Capital Gains Tax (CGT) matters. Our team of qualified accountants in London ensures comprehensive guidance and support regarding CGT implications for individuals, businesses, and trustees.

We provide meticulous top accounting services in London, ensuring accurate documentation and reporting of CGT-related transactions. Our dedicated Tax Return Services in London encompass thorough assessment and preparation, optimizing CGT calculations for our clients' financial interests.

Moreover, our VAT return services in London guarantee adherence to HMRC regulations, offering precise VAT reporting and guidance, including any CGT implications within VAT transactions.

FCCA Accounts prides itself on delivering personalized solutions, offering informed advice on CGT obligations, exemptions, reliefs, and strategies to minimize tax liabilities, ensuring clients' compliance while maximizing their financial benefits.


In conclusion, comprehending the nuances of Capital Gains Tax on property in the UK is imperative for individuals engaged in property transactions. Adhering to tax regulations, leveraging available reliefs, and seeking professional guidance can mitigate CGT liabilities and optimize financial outcomes.


What is the current CGT rate for property in the UK?

The current Capital Gains Tax (CGT) rate for property in the UK depends on an individual's tax bracket. For the 2023/24 tax year, basic rate taxpayers pay 18% on property gains, while higher or additional rate taxpayers are subject to a 28% CGT rate on property gains.

Are there any exemptions for selling my primary residence?

Yes, there are exemptions available for selling your primary residence under Principal Private Residence Relief (PPR). If the property is your main home throughout the ownership period and meets certain residency criteria, you could be eligible for PPR, allowing you to sell the property without paying CGT.

Can improvement costs be deducted from the CGT calculation?

Yes, improvement costs made to the property can be deducted from the Capital Gains Tax (CGT) calculation. These costs, such as renovation expenses that enhance the property's value, can be offset against the final gain when calculating CGT.

What happens if I miss the CGT filing deadline?

Missing the Capital Gains Tax (CGT) filing deadline can result in penalties and interest charges. It's crucial to file on time to avoid potential fines, which can increase depending on the delay.

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