Key takeaways
- Non-residents pay UK Capital Gains Tax on disposals of UK land and property, residential and commercial, and on shares in UK property-rich companies.
- Gains are usually measured from the property's value in April 2015 (residential) or April 2019 (commercial and indirect disposals), if owned before then.
- Every disposal of UK property must be reported within 60 days of completion, even if no tax is due or there is a loss.
- Individuals pay 18% or 24% after the £3,000 exempt amount; non-resident companies pay Corporation Tax instead.
- Other assets, such as UK shares, are generally outside UK CGT for non-residents, unless the temporary non-residence rules apply.
People who live outside the UK do not usually pay UK Capital Gains Tax (CGT), but UK land and property is the major exception. Since 2015 for homes, and 2019 for all property, non-residents pay CGT on gains from UK real estate, and the reporting rules are strict.
What is taxable
Non-UK residents pay UK CGT on:
- direct disposals of UK residential property (since 6 April 2015)
- direct disposals of UK commercial property and land (since 6 April 2019)
- indirect disposals: selling shares or interests in a company or other entity that is “UK property rich”, meaning at least 75% of its value comes from UK land, where the seller has a substantial (25% or more) interest (since 6 April 2019)
- assets used in a UK branch or agency trade
Other UK assets, such as shares in UK trading companies, are not generally taxed in the UK while you are non-resident.
Rebasing: which gain is taxed
If you owned the property before non-resident CGT applied to it, you normally only pay tax on the gain since then:
| Property | Default rebasing date |
|---|---|
| UK residential property | Market value at 5 April 2015 |
| UK commercial property and land, and indirect disposals | Market value at 5 April 2019 |
You can choose instead to use the original cost (if that gives a lower gain or a loss), or for residential property, to time-apportion the whole gain over the ownership period. Get a professional valuation at the rebasing date if you do not already have one.
Rates and allowances
| Seller | Tax | Rate 2026/27 |
|---|---|---|
| Individuals | Capital Gains Tax | 18% or 24%, depending on UK income |
| Trustees and personal representatives | Capital Gains Tax | 24% |
| Non-resident companies | Corporation Tax | 19% to 25% |
Individuals can use the £3,000 annual exempt amount. The 18% rate applies to gains falling within the basic rate band, which is reduced by any UK taxable income you have.
The 60-day return
Non-residents must report every direct or indirect disposal of UK land and property within 60 days of completion, using HMRC’s Capital Gains Tax on UK property service. This applies even if:
- there is no gain, or a loss
- the gain is covered by the annual exempt amount or a relief
- you also file a Self Assessment return
Any tax due must be paid within the same 60 days. If you file a Self Assessment return, the disposal is included there too and the figures reconciled.
Private residence relief for non-residents
If the property was your home, you may get private residence relief, but for periods after 5 April 2015 a non-resident only qualifies for a tax year if they (or their spouse) spent at least 90 nights in the property, or in UK homes they own, in that year. The final 9 months of ownership qualify if the home was your main residence at some point. See private residence relief.
Temporary non-residence
If you leave the UK and return within five years, having been UK resident in at least four of the seven tax years before you left, gains on assets you owned before departure that you sell while abroad can be taxed in the tax year you return. This anti-avoidance rule catches people who leave briefly to sell shares or other assets free of UK tax.
Double taxation
Your country of residence may also tax the gain. Most double taxation agreements give the UK the right to tax gains on UK land, with the country of residence giving credit for the UK tax. Check the agreement and local rules.
Frequently asked questions
Do non-residents pay Capital Gains Tax on UK property?
Yes. Non-residents pay CGT on gains from UK residential and commercial property, usually measured from April 2015 or April 2019 values.
Do I need to report a UK property sale if there is no tax to pay?
Yes, if you are non-resident. Every disposal of UK land or property must be reported within 60 days, even with no gain.
What CGT rate do non-residents pay on UK property?
18% or 24% for individuals in 2026/27, depending on how much UK income they have. Trustees pay 24% and companies pay Corporation Tax.
Do non-residents pay UK CGT on shares?
Not usually, except for interests of 25% or more in UK property-rich entities, or under the temporary non-residence rules.
Sources
Rates, thresholds and rules in this guide were checked against HMRC and GOV.UK guidance in October 2026. Tax rules change, so check the current position on GOV.UK or with a qualified adviser before acting. This guide is general information, not personal advice.