The non-resident CGT 60 day rule means that if you live outside the UK and sell or give away UK property or land, you must report the disposal to HMRC within 60 days of completion. Any tax due must be paid by the same deadline. Unlike UK residents, non-residents must report every disposal, even when there is no tax to pay or the sale made a loss.
The rule applies to homes, buy-to-lets, commercial property, land and shares in UK property-rich companies. Missing it leads to automatic penalties and interest. HMRC’s guidance on telling HMRC about CGT on UK property if you’re not a UK resident sets out the official rules.
This guide explains exactly what the non-resident CGT 60 day rule covers, how to count the 60 days, what you need to report, and what happens if you miss it.
What Is the Non-Resident CGT 60 Day Rule?
Since 27 October 2021, non-residents have had 60 days from the completion date to file a non-resident CGT return and pay any tax due. Before that, the limit was 30 days. The return is usually filed online through a Capital Gains Tax on UK property account.
UK residents follow a similar 60-day Capital Gains Tax rule, but only when they sell residential property and tax is due. For non-residents, the reporting duty is much wider.
Which Disposals Must Non-Residents Report Within 60 Days?
You must file a return within 60 days for any disposal of:
- UK residential property, including a former home, buy-to-let or holiday let,
- UK commercial or mixed-use property, such as shops, offices and land,
- indirect interests, such as shares in a company that gets 75% or more of its value from UK land, if you hold 25% or more (see our guide to non-residents CGT on shares), and
- gifts of UK property to anyone other than a spouse or civil partner, which are treated as a sale at market value.
The duty applies even if your gain is covered by the £3,000 annual exempt amount, by Private Residence Relief, or if you made a loss. Reporting a loss on time also lets you use it against future UK gains.
How to Count the 60 Days
The 60 days start on the day after completion, not exchange of contracts. However, for CGT purposes the date of disposal is normally the date of exchange. That date decides which tax year the gain falls into and which rates apply.
Worked Example: Applying the Non-Resident CGT 60 Day Rule
Daniel lives in Canada. He sells a flat in Leeds that he has let out since he moved abroad. He exchanges contracts on 2 June 2026 and completes on 30 June 2026. His gain after rebasing to the 5 April 2015 value and deducting costs is £40,000. He has no UK income.
| Item | Detail |
|---|---|
| Date of disposal (exchange) | 2 June 2026, so tax year 2026/27 |
| Completion date | 30 June 2026 |
| 60-day reporting and payment deadline | 29 August 2026 |
| Gain | £40,000 |
| Less annual exempt amount | (£3,000) |
| Taxable gain, all within the basic rate band | £37,000 |
| CGT at 18%, due by 29 August 2026 | £6,660 |
If Daniel’s gain had been fully covered by reliefs, he would still need to file a return by 29 August 2026 showing no tax due. You can test your own figures with our non-resident CGT calculator.
What You Need Before You File
Gather these details before you start, because the online form cannot be saved part way through:
- the property address and postcode,
- the dates you bought, exchanged and completed,
- the purchase price or the market value at 5 April 2015 (or 5 April 2019 for non-residential property),
- buying, selling and improvement costs,
- any reliefs you are claiming, and
- your share, if the property is jointly owned.
Our step-by-step guide on how to file a non-resident CGT return walks through the process screen by screen.
Penalties for Missing the 60-Day Deadline
Late filing triggers penalties, and interest runs on unpaid tax from the day after the deadline:
| How late | Penalty |
|---|---|
| 1 day late | £100 |
| More than 6 months late | A further £300 or 5% of the tax due, if higher |
| More than 12 months late | A further £300 or 5% of the tax due, if higher (more if HMRC finds the delay deliberate) |
Late payment penalties can also apply. Our guide to penalties for late or incorrect CGT returns explains them in detail, and if you have already missed the deadline, read what to do if you miss the CGT deadline.
Self Assessment and the 60-Day Return
If you also file a UK Self Assessment return, you must still file the 60-day return. The gain then goes on the capital gains pages of your Self Assessment return for that tax year, and any tax already paid is credited against your final bill. HMRC’s helpsheet HS307 explains how the two returns fit together.
Frequently Asked Questions
What is the 60 day rule for Capital Gains Tax?
It requires you to report a disposal of UK property and pay any CGT due within 60 days of completion. For UK residents it applies to residential property where tax is due. For non-residents it applies to every disposal of UK land and property.
Do non-residents pay Capital Gains Tax in the UK?
Yes, on UK land and property and on shares in UK property-rich companies. Most other assets, such as ordinary shares, are outside UK CGT for non-residents. See our guide to a non-resident selling UK property.
Does a sale of land need to be reported within 60 days?
Yes, if you are non-resident. Land, commercial property and homes are all covered. UK residents only need to report within 60 days for residential property where tax is due.
Do I have to report within 60 days if I made a loss?
Yes. Non-residents must report losses too. Reporting on time also keeps the loss available to set against future UK gains.
Is the 60 days counted from exchange or completion?
From completion. The exchange date is still the date of disposal for working out the tax year and the rates.
How do I pay the tax from abroad?
You can pay by bank transfer from a UK or overseas account using the payment reference HMRC gives you. See GOV.UK’s ways to pay Capital Gains Tax.
Get expert help: Our capital gains tax services cover calculations, reliefs and HMRC returns from start to finish. See our non-resident CGT page for how we can help, or work with us remotely if you need a capital gains tax accountant in London or elsewhere in the UK.
Conclusion
The non-resident CGT 60 day rule is strict: every disposal of UK property or land must be reported within 60 days of completion, whether you owe tax, owe nothing or made a loss. Count from completion, keep your valuation and cost records ready, and file before the deadline to avoid automatic penalties.
If the deadline is close, start the return early. Missing information is the most common reason for a late filing.
For help meeting the 60-day deadline, speak to our non-resident CGT specialists. Call us on +44 (0)1204 859315 or send us your question for a free initial consultation and a fixed-fee quote within 24 hours.
