--- title: "Property Capital Gains Tax in Cardiff | Luminaire Accounts" description: "Work out your property Capital Gains Tax, claim the right reliefs and file the 60-day return correctly, with clear figures and deadline support." canonical: "https://hlsaccounting.co.uk/services/property-capital-gains-tax" --- Property & Landlord Accounting # Property Capital Gains Tax We help Cardiff landlords and property owners calculate, report and pay Capital Gains Tax on property sales within HMRC's strict 60-day deadline. With nearly ten years of experience handling property disposals across South Wales, we make sure you claim every relief you're entitled to and stay on the right side of the taxman. [Book a free consultation](https://calendly.com/hlsaccounting/new-client-meeting) 10 Years in practice 60 Day HMRC deadline £3,000 Annual CGT exemption ![Modern house behind a table where a person uses a calculator with documents, laptop, and coins while calculating property taxes outdoors.](/_next/image?url=%2Fapi%2Fmedia%2Ffile%2Fresidential_property_tax_calculation_realistic_photo.png%3Fv%3D1773064237070&w=1536&q=75&dpl=dpl_DEc4fGhEc1SCRZZutzoEsRuDy1CJ) ## What we cover under Property CGT Whether you're selling a buy-to-let, a second home, or multiple properties, we handle every step of the Capital Gains Tax process so you don't miss a deadline or overpay. ### CGT Calculation & Reporting Work out your taxable gain, deduct allowable costs and improvements, and submit your return to HMRC within 60 days of completion. ### Relief Claims & Planning Identify and claim Private Residence Relief, Letting Relief, and other exemptions to reduce your bill legally. ### Self Assessment Integration Include your property disposal in your annual tax return and coordinate payments so nothing falls through the cracks. ### Multiple Property Disposals Manage CGT reporting across several sales in a tax year, keeping track of allowances and payment schedules. ## Selling a property? Here's what HMRC expects When you sell a rental property, a buy-to-let, or a second home, you have 60 days from completion to report the sale and pay any Capital Gains Tax due. Miss that window and you face penalties, even if no tax is owed. We step in as soon as contracts exchange, calculate your gain by deducting your original purchase price, legal fees, stamp duty and any capital improvements, then file your return and arrange payment before the clock runs out. The rates for residential property CGT are 18% if your total income keeps you in the basic rate band, and 24% if you're a higher or additional rate taxpayer. You also get a £3,000 annual exemption to deduct from your gain. It sounds straightforward, but the devil is in the detail: joint ownership, partial lettings, periods of absence, and improvement versus repair costs all affect the final number. > We make sure you claim every relief you're entitled to and don't pay HMRC a penny more than the law requires. More information ### How we work out your Capital Gains Tax We start with your sale proceeds, subtract the original purchase price, then deduct allowable costs: solicitors' fees, estate agent commission, stamp duty you paid when you bought, and the cost of genuine improvements like an extension or new kitchen. Routine repairs and maintenance don't count, so we separate those out. If you lived in the property at any point, or let out a room while it was your main home, we explore Private Residence Relief and Letting Relief to bring the bill down. Once we've calculated the gain and applied your £3,000 exemption, we register you with HMRC's online CGT service if you're not already set up, submit the return, and tell you exactly what to pay and when. After the 60-day window closes, we include the disposal in your Self Assessment tax return later in the year, reconcile any payments already made, and keep your records straight for future reference. ### Why Cardiff landlords come to us Across Cardiff, Penarth, Barry, and the Vale, we work with buy-to-let landlords who are selling up after years of tenancies, second-home owners downsizing their portfolio, and families disposing of inherited property. Local property prices have climbed steadily, which means more sales trigger CGT, and HMRC's enforcement of the 60-day rule has tightened. You need someone who knows the reliefs inside out and won't let a deadline slip. We've been doing this for nearly ten years. We know the questions HMRC ask, the evidence they want, and the mistakes that cost people money. Whether you're selling one flat in Pontcanna or three terraces in Roath, we give you a fixed quote upfront, work to your completion date, and make sure the whole process feels manageable. When the sale goes through, you'll know your tax position is watertight and you can move on without worry. ### Ready to talk? Book a free consultation and we'll explain your CGT position in plain English, with no obligation. [Book a free consultation](https://calendly.com/hlsaccounting/new-client-meeting) ### While you're here - [Limited Company Buy-to-Let Setup Advice](/services/limited-company-buy-to-let-setup-advice)→ - [Stamp Duty Land Tax (SDLT) Advice](/services/stamp-duty-land-tax-sdlt-advice)→ - [Furnished Holiday Let (FHL) Tax Returns](/services/furnished-holiday-let-fhl-tax-returns)→ ## You might also need Property & Landlord Accounting ### Property Portfolio Accounting Rental income and expense accounting across multiple properties, with clean records, profitability by property, and HMRC-ready figures for returns and planning. [Property Portfolio Accounting→](/services/property-portfolio-accounting) Property & Landlord Accounting ### Buy-to-Let Tax Returns Buy-to-let tax returns prepared and filed with clear guidance on rental income, allowable expenses and HMRC deadlines, so you stay compliant and pay the right tax. [Buy-to-Let Tax Returns→](/services/buy-to-let-tax-returns) Property & Landlord Accounting ### Landlord Accounting Services Landlord accounting for rental income, allowable expenses and HMRC deadlines. Clear figures for Self Assessment, plus support for property sales and tax planning. [Landlord Accounting Services→](/services/landlord-accounting-services) ## Before you get started These are the questions Cardiff property owners ask us most often about Capital Gains Tax. Do I need to pay CGT if I'm selling my main home? No. Your main residence is usually exempt from Capital Gains Tax. CGT applies to rental properties, buy-to-lets, second homes, and properties you've never lived in. If you lived in the property for part of the time you owned it, you may qualify for partial relief. What's the 60-day deadline everyone talks about? You must report the sale to HMRC and pay any CGT due within 60 days of completion. This is a separate process from your Self Assessment tax return, which comes later. Miss the deadline and you'll face penalties, even if no tax is owed. How much will I pay in Capital Gains Tax? It depends on your gain and your income. Residential property CGT is charged at 18% if you're a basic-rate taxpayer and 24% if you're in the higher or additional rate band. We calculate your exact liability once we know your sale price, purchase costs, and allowable deductions. What costs can I deduct to reduce my tax bill? You can deduct your original purchase price, solicitors' fees, estate agent fees, stamp duty, and the cost of capital improvements like extensions or new kitchens. Routine repairs and maintenance don't count, so we help you separate the two. Can I claim any relief to bring the bill down? Possibly. If you lived in the property at any point, Private Residence Relief may apply. If you let out a room while it was your main home, Letting Relief might reduce the gain. We review your ownership history and claim every relief you're entitled to. What if I'm selling more than one property this year? Each sale has its own 60-day reporting deadline, but you only get one £3,000 annual exemption to share across all disposals. We track your sales, coordinate the filings, and make sure your allowances are used in the most tax-efficient way. Do I still need to include the sale in my tax return? Yes. Even though you report and pay within 60 days, the disposal must also appear on your Self Assessment tax return for the year. We handle both filings and make sure any payments already made are credited correctly. How much do you charge for CGT reporting? We quote a fixed fee based on the complexity of your sale: single property, joint ownership, reliefs claimed, and so on. You'll know the cost upfront, with no surprises, and we work to your completion date so nothing is rushed. ## Let's talk about your property sale Book a free consultation and we'll walk you through the CGT process, calculate your likely bill, and make sure you meet HMRC's deadline. [Book a free consultation](https://calendly.com/hlsaccounting/new-client-meeting)