A UK property account, officially the Capital Gains Tax on UK property account, is HMRC’s online service for reporting and paying CGT when you sell or dispose of UK residential property. You use it to file the return due within 60 days of completion, get a payment reference and pay the tax, and to view or amend a return later. You create it the first time you sign in, and you need it even if you already file Self Assessment.
Since April 2020, gains on UK residential property have to be reported separately from your annual tax return, and the UK property account is how most sellers do it. HMRC’s guidance on reporting CGT on UK property explains the service.
This guide explains what a UK property account is, who needs one, how to set it up, what information to have ready, how to report and pay, and how agents and executors use it.
What Is a UK Property Account?
The UK property account is an online HMRC account used only for Capital Gains Tax on UK property. Through it you can:
- Report a sale or disposal of UK residential property, and land or commercial property if you are not UK resident.
- Get a payment reference so you can pay the CGT due.
- View your previous returns and amend your own returns in some cases.
- Authorise an agent to report on your behalf.
It is separate from your personal tax account and from Self Assessment. If you are in Self Assessment, you still report the gain on your annual return, and the tax already paid through your UK property account is credited.
Who Needs a UK Property Account?
| Your situation | Do you need to report? |
|---|---|
| UK resident selling a second home, buy-to-let or inherited property at a taxable gain | Yes, within 60 days of completion |
| UK resident selling your main home fully covered by Private Residence Relief | No |
| UK resident with a gain covered by the £3,000 annual exempt amount or losses | No |
| Non-resident selling any UK property or land | Yes, even if no tax is due |
| Executor or trustee selling UK residential property at a gain | Yes, for the estate or trust |
See our guides to the 60-day capital gains tax rule and Private Residence Relief for when the deadline applies.
How to Set Up a UK Property Account
- Go to the HMRC service for reporting CGT on UK property on GOV.UK.
- Sign in with your HMRC online sign-in details. If you do not have them, you can create them the first time.
- Confirm your identity using details such as your National Insurance number, passport or payslips.
- Create the UK property account. HMRC gives you an account reference, which you will need if an agent reports for you.
Set the account up as soon as you know a sale is going ahead. Identity checks can take time, and the 60-day clock starts at completion, not when you start the return.
What You Need Before You Report
HMRC asks for:
- The property address and postcode.
- The date you acquired the property.
- The date contracts were exchanged and the completion date.
- The value when you acquired it and the sale price, or market value for a gift.
- Buying, selling and improvement costs. See which costs reduce CGT.
- Any reliefs, allowances or exemptions you are claiming.
- An estimate of your taxable income for the tax year, so HMRC can work out the 18% and 24% split.
- The property type, if you are not UK resident.
Keep your workings, because HMRC can ask how each figure was calculated. Our guide to capital gains tax records lists what to keep.
How to Report and Pay Through Your UK Property Account
Once you have entered the details, the service calculates the tax due and gives you a payment reference. You can then pay by approving a payment through your online bank account, by online or telephone banking, by debit or corporate credit card, or by cheque. The payment must reach HMRC within 60 days of completion.
For example, if your sale completes on 1 December 2026, both the return and the payment are due by 30 January 2027. Our property CGT calculator gives a quick estimate before you start.
If you cannot use the online service, you can complete HMRC’s online form, print it and post it. HMRC then sends you a 14-character payment reference starting with X, which you need to pay by the deadline.
Agents, Executors and Trustees
- Agents. An accountant can report for you through their agent services account. You give them your UK property account reference so they can be authorised. See our CGT returns service.
- Someone you act for. You report using your own account, with proof you can act for them, such as a lasting power of attorney.
- Executors. Personal representatives report through their own account but cannot pay from it. HMRC explains how to pay after the return is filed.
- Trustees. The trust needs a Unique Taxpayer Reference or Unique Reference Number, and corporate trustees must report by post.
Amending a Return in Your UK Property Account
You can view and change your own previous returns online, with two limits: you cannot change a return for the 2023 to 2024 tax year or earlier, and you cannot change it once you have filed your Self Assessment return for the same tax year. In those cases, the correction is made through Self Assessment or on paper. If you have missed the deadline altogether, read our guide on what to do when a CGT deadline is missed.
Frequently Asked Questions
What is a UK property account for capital gains tax?
It is HMRC’s online Capital Gains Tax on UK property account. You use it to report a UK residential property sale, get a payment reference and pay any CGT within 60 days of completion.
How do I create a UK property account?
Sign in to the HMRC reporting service on GOV.UK with your HMRC online sign-in details, or create them, confirm your identity, and set up the account. You then receive an account reference.
Do I need a UK property account if I do Self Assessment?
Yes, if there is CGT to pay on a UK residential property sale. The 60-day return is separate, and you also include the gain on your Self Assessment return.
Can my accountant use my UK property account?
Your accountant reports through their own agent services account. You give them your UK property account reference so you can authorise them to act for you.
How do I pay CGT through my UK property account?
After you submit the return, you get a payment reference. You can pay through your online bank, by bank transfer, by debit or corporate credit card, or by cheque.
Can I amend a UK property return?
You can amend your own return online, but not for 2023 to 2024 or earlier, and not once your Self Assessment return for that year has been filed.
Conclusion
A UK property account is the key to meeting the 60-day CGT deadline. Set it up early, gather your dates, costs and income estimate, and report and pay within 60 days of completion. Then include the gain on your Self Assessment return if you file one.
Agents, executors and trustees each have their own route, so check which applies before you start.
If you would like us to handle your UK property account return, speak to our capital gains tax 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.
