Selling UK Property Before Moving Abroad 2026: Capital Gains Tax, Private Residence Relief and Non-Resident CGT
Quick answer: Selling UK residential property triggers Capital Gains Tax (CGT) at 18% (basic rate) or 24% (higher rate) on the gain above the annual allowance. Private Residence Relief exempts the period the property was your main home. Non-residents are also subject to UK CGT on the gain since April 2015 for residential property. Sales must be reported to HMRC within 60 days of completion.
Key takeaways
- CGT 18% / 24% on residential gain.
- Private Residence Relief for main home.
- Non-resident CGT on UK property.
- 60-day reporting to HMRC.
- Council tax + utilities end on completion.
What changes in 2026: 60-day reporting, 18/24% rates and tighter PRR
The 2026 UK CGT regime for residential property is the strictest in two decades. Following the Autumn Budget reforms, the residential property rates are 18% for basic-rate band and 24% for higher/additional-rate band (down from 28% on the higher band, but the basic-rate threshold has narrowed). The Annual Exempt Amount has fallen to £3,000 per individual for 2025/26 and remains there for 2026/27 — a fraction of the £12,300 figure available pre-2023. Combined with the 60-day reporting and payment deadline, the cash-flow impact on emigrants selling a UK home post-Brexit is significant.
The 60-day rule under FA 2019 Sch 2 requires UK residents and non-residents alike to report and pay CGT on UK residential property within 60 days of completion (not exchange). Reporting is via the Government Gateway ”Report and pay Capital Gains Tax on UK property” service. Late filing penalties start at £100 and escalate quickly to £300 plus daily charges plus interest at 7.75% (2026 rate). Critically, this is a separate return from your Self Assessment — you must do both.
Private Residence Relief (PRR) post-2024 tightening
PRR exempts gains on a property that has been your only or main residence throughout ownership. Where it has been your residence for only part of the period, PRR is given proportionally. The final-period exemption (the last 9 months of ownership treated as deemed residence even if you have moved out) remains, but the previous 36-month exemption (abolished in 2014) is not coming back. For emigrants who have moved abroad and let the property, this matters a lot.
Lettings Relief is now restricted to periods where the owner shared occupancy with the tenant — not the case for typical buy-to-let after emigration. So once you become non-resident and let the property, the gain accruing during that letting period is fully chargeable, subject only to the residential AEA and the 9-month final-period exemption.
Non-Resident CGT (NRCGT) rebasing
Since April 2015 (residential) and April 2019 (commercial and indirect interests), non-residents are within the scope of UK CGT on UK property. The good news: rebasing means only the gain since 6 April 2015 (residential) or 6 April 2019 (commercial) is chargeable, unless you elect for time-apportionment or retrospective basis. Keep a 2015 valuation if you owned the property pre-2015 and are now selling as non-resident — without it, HMRC may default to time-apportionment, which often produces a higher gain.
How the 60-day clock works in practice
The 60 days run from completion date (when title transfers and money changes hands at the conveyancer’s office), not from the exchange of contracts. For a typical UK conveyancing chain, exchange and completion are 1-4 weeks apart. The reporting service requires: a Government Gateway login (set up before completion if you no longer have UK residential evidence), the conveyancer’s completion statement, the original purchase price, all enhancement costs (extensions, kitchens, bathrooms — original receipts needed), all selling costs (estate agent, legal fees), and a calculation of PRR fraction.
CGT example: emigrant selling former main home
| Item | Figure | Notes |
|---|---|---|
| Sale price (March 2026) | £550,000 | Completion date triggers 60-day clock |
| Original cost (June 2015) | £300,000 | Stamp duty £8,000 added to base |
| Allowable enhancement | £25,000 | Loft conversion 2018, receipts kept |
| Selling costs | £12,000 | Agent 1.5% plus legal fees |
| Gross gain | £205,000 | £550,000 – £308,000 – £25,000 – £12,000 |
| Total ownership (months) | 129 | June 2015 to March 2026 |
| Resident period (months) | 72 | Lived as main home until June 2021 |
| Final-period exemption | 9 | Last 9 months always deemed residence |
| PRR fraction | (72+9)/129 = 62.8% | £128,684 exempt |
| Chargeable gain | £76,316 | Less AEA £3,000 = £73,316 |
| CGT at 24% (higher rate) | £17,596 | Due within 60 days of completion |
Common pitfalls for emigrants
Forgetting NRCGT applies even if you sell at a loss. Non-residents must file the 60-day return even with a nil gain or loss — no exceptions for losses. Penalties for non-filing apply regardless. Treating the last 9 months as 18 months. The pre-2020 final-period exemption was 18 months — many older guides still quote this. Since 6 April 2020 it is 9 months (or 36 months if disabled or in care). Missing the SDLT 3% surcharge refund. If you bought a replacement main home in the destination country before selling the UK home, you may be eligible for the SDLT higher-rate refund — but only if the UK home is sold within 3 years.
Double taxation in destination. Most UK double-tax treaties allocate primary taxing rights on UK immovable property to the UK (Article 6 OECD model), with destination country giving credit. But for a few countries (Australia, Canada, USA) the destination may also tax the gain on its own residency basis with its own rebasing rules. Cross-check with a destination-side adviser before completion.
Interaction with Self Assessment and SA108
The 60-day return is provisional. You must also include the disposal on the SA108 capital gains pages of your Self Assessment for the tax year of completion. If your final calculation differs from the 60-day return (e.g. additional enhancement costs identified later), you reconcile via SA108 — over-paid tax is refunded and underpaid is collected with the balance of Self Assessment. Always file the 60-day return on best estimates rather than missing the deadline.
Practical checklist 90 days before completion
Day -90: Compile purchase documents (TR1, completion statement, SDLT receipt). Locate enhancement receipts. Get a 2015 valuation if owned pre-2015 (RICS valuer £400-800).
Day -60: Confirm Government Gateway access. Brief conveyancer that you require completion-day documents promptly. Inform tax adviser if using one.
Day -30: Calculate PRR fraction. Estimate gain and CGT liability — set aside cash. Review SDLT 3% refund eligibility if relevant.
Day 0 (completion): Receive completion statement. 60-day clock starts.
Day +30: File 60-day return on Government Gateway. Pay CGT by bank transfer. Save reference number.
Tax year-end (next 31 January): File SA108 in Self Assessment. Reconcile the 60-day estimate.
See also our non-resident landlord guide if you keep the property and let it instead of selling, and our UK tax residency guide for the broader split-year picture.
FAQ
Private Residence Relief?
Exempts the period the property was your only/main residence.
Non-resident CGT?
Applies to UK residential property regardless of residence status since 2015.
60-day reporting?
Mandatory online report and CGT payment within 60 days of completion.
Sale from abroad?
Yes, via solicitor and notarised power of attorney where needed.
Inherited property?
Acquisition cost is the probate value at date of death.
Do I pay UK CGT if I am already non-resident when I sell?
Yes for UK residential property under NRCGT rules. Non-residents pay 18% or 24% on the gain since 6 April 2015 (residential rebasing date), or by election since acquisition or time-apportioned. The 60-day reporting and payment deadline applies equally to non-residents.
Can I avoid CGT by transferring the property to my spouse before selling?
Inter-spouse transfers are no-gain-no-loss for CGT, so the receiving spouse takes over the original base cost and ownership history. This can spread the gain across two AEAs (£3,000 each) and use both spouses’ basic-rate bands at 18%, but it does not eliminate CGT. Spouses must be living together in the year of transfer for the relief to apply.
Does the 60-day rule apply to commercial property and shares?
No. The 60-day rule is specific to UK residential property. Commercial property, shares and other assets are reported and paid via the normal Self Assessment cycle by 31 January following the tax year of disposal. Non-residents disposing of UK commercial property must still file the NRCGT return within 60 days.
What happens if I miss the 60-day deadline?
Initial £100 penalty for late filing, then £300 if more than 6 months late, plus tax-geared penalties up to 100% of the unpaid CGT for deliberate concealment. Interest accrues at 7.75% (2026 rate). HMRC’s Risk and Intelligence Service automatically flags Land Registry transfers without a corresponding 60-day return — non-resident sellers are particularly visible.
Time the completion date with your moving date to avoid double housing costs.
Flyto Relocation aligns your move with the closing date. Get a free quote.
See also: All UK moving guides.