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Do You Pay Capital Gains Tax On Inherited Property?

Understanding Capital Gains Tax on Inherited Property in the UK

Capital Gains Tax (CGT) on inherited property is a significant consideration for UK taxpayers. This first part of our comprehensive guide will delve into the basics of CGT, how it applies to inherited property, and the initial steps in calculating any tax due.

Do You Pay Capital Gains Tax On Inherited Property

What is Capital Gains Tax?

CGT is a tax levied on the profit (or "gain") made when selling a capital asset, such as a house or land. The gain is the difference between the purchase price and the selling price. However, for inherited property, the 'purchase price' is considered the market value at the time of the original owner's death​​.

CGT on Inherited Property

When you inherit a property in the UK, CGT is not immediately due. Instead, it may become relevant if you sell the inherited property, particularly if its value has increased from the time you inherited it. The CGT rate varies based on your income tax rate: 18% for basic rate taxpayers and 28% for higher or additional rate taxpayers on residential property​​​​.

Probate Value and Its Role

The "probate value," or the market value of the property at the deceased’s death, is crucial in determining the CGT due. This value is used to calculate the gain or loss when you sell the property. If the selling price exceeds the probate value, you realize a gain​​.

Calculating Capital Gains

Calculating CGT involves several steps:

Calculate Total Gain: This is the selling price minus the probate value and all associated costs, including improvements​​.

Determine Capital Gains Allowance: The UK offers a CGT allowance, which for the 2022/23 tax year is £12,300. This allowance is the amount of profit you can earn tax-free from an asset in a tax year​​.

Calculate Taxable Gain: This is your total gain minus your total deductions, including the CGT allowance​​.

Determine Tax Rate: This depends on your income tax bands, with higher-rate taxpayers paying 28% CGT on gains from selling residential property​​​​.

Calculate CGT Payable: Multiply your taxable gain by your tax rate to find the total CGT payable.

Specific Cases and Exemptions

Sale of Main Residence: If the inherited property was your main home, you are entitled to "private residence relief," exempting you from CGT​​​​.

Quick Sale: Selling the property soon after inheriting it can help avoid significant value increases and thus reduce CGT liability.

Allowable Deductions: Costs related to selling or improving the property, such as estate agents' fees or adding extensions (but not normal maintenance costs), can be deducted from the total profit for CGT purposes.

Initial Costs of Inheriting a Property

Inheriting a property involves various initial costs, including property insurance, mortgage payments, utility bills, council tax, property maintenance, travel costs for inspections, inheritance tax (if applicable), income tax (if renting out the property), probate application fees, and solicitor fees for probate assistance​​.

Understanding the intricacies of CGT on inherited property is crucial for UK taxpayers. This part of the guide has outlined the basics, including how CGT is calculated and the potential exemptions and reliefs. The following parts will explore more detailed aspects of CGT, including various reliefs, exemptions, and practical tips for managing potential tax liabilities.

Detailed Aspects of Capital Gains Tax on Inherited Property in the UK

This second part of our guide will explore specific scenarios, exemptions, and strategies for managing Capital Gains Tax (CGT) on inherited property in the UK, providing valuable insights for taxpayers.

Private Residence Relief

Private Residence Relief offers significant tax advantages for inherited property. When inheriting a primary residence, certain conditions must be met:

  • Continuous Occupation: The deceased must have resided in the property as their primary home until passing for full relief.

  • Period of Grace: Beneficiaries have up to two years after death to occupy inherited properties or sell them to remain fully exempt.

  • Partial Exemptions: If beneficiaries occupy the residence after this grace period, partial relief is still available, reducing eventual tax.

  • Reporting Requirements: Beneficiaries must actively claim this relief on tax returns.

Selling or Transferring Inherited Assets

Selling or transferring inherited assets requires careful planning:

  • Loss Relief: Inheriting assets resets gain calculations to current values. Historical losses are disregarded.

  • Value on Death: Date of death valuations establish base gains figures for probated assets.

  • Taper Relief: Holding assets for over two years before disposing can reduce eventual tax bills.

  • Annual Exemptions: Staggering sales or gifts across tax years can utilize annual allowances more effectively.

  • Record Keeping: Maintain thorough records to calculate allowable costs, like agent fees or renovations.

Transferring to Family Members

Transferring inherited property to family members can attract exemptions if executed as bona fide gifts:

  • Documentation: Formal deeds are required to prove genuinely gifted property.

  • Consistency: Will provisions and current deeds should support gifting intentions.

  • Shared Rights: Renouncing rights to receive income or restrict sales can suggest retained control, invalidating exemptions.

  • Goodwill: Evidence of bona fide intentions is necessary to avoid disputes.

  • Donor Capability: Formal assessments may be needed to evidence sound decision-making.

  • Professional Valuations: Impartial appraisals are important to counter inheritance tax undervaluation disputes.

Holding Assets Long-term

Strategic long-term management of inherited property portfolios can offer tax efficiencies:

  • Deferring Sales: Delaying sales beyond two years can provide taper relief.

  • Offsetting Gains: Balancing portfolios with appreciating and depreciating assets helps in crystalizing losses to offset gains.

  • Gifting Wisely: Annual gift allowances permit tax-free passing of small portions of estates.

  • Funding Home Improvements: Withdrawals directed towards renovating primary residences attract relief.

  • Supporting Lifestyles: Retaining sufficient assets to supplement retirement incomes can avoid rushed sales.

  • Freezing Values: Transferring into trust structures or family partnerships can freeze assets at a set value for later relief calculation.

Practical Tips and Considerations for Managing CGT on Inherited Property

In the final part of our guide on Capital Gains Tax (CGT) on inherited property in the UK, we focus on practical tips and important considerations to help taxpayers manage their tax liabilities effectively.

Utilizing Allowances and Exemptions

Maximizing the use of allowances and exemptions is crucial in reducing CGT:

  • Annual Exempt Amount: Make full use of the annual CGT allowance, currently £12,300 for the tax year 2023. If unused, it cannot be carried forward​​.

  • Basic Rate Band Utilization: If your basic rate tax band isn't fully utilized by your income, gains falling within this limit will be taxed at lower CGT rates. Increasing your basic rate band through pension contributions or Gift Aid donations can be beneficial.

  • Transfers Between Spouses: Transfers between spouses or civil partners are exempt from CGT, effectively doubling the annual CGT allowance to £24,600 for couples.

  • Selling Loss-Generating Assets: If your net gains are likely to exceed your annual allowance, consider selling a loss-generating asset in the same tax year to mitigate CGT exposure.

Understanding Exempt Assets and Relief Options

Certain assets and situations provide exemptions or special relief from CGT:

  • Chattels Exemption: Chattels like antiques or artworks valued at £6,000 or less are exempt from CGT. This also applies to ‘wasting’ chattels like cars.

  • Private Residence Relief: Your main residence is generally exempt from CGT due to Private Residence Relief. If you have more than one main residence, an election can be made within two years of acquiring an additional residence to cover the property with the largest gain.

  • Assets in ISAs: Gains arising on assets held within Individual Savings Accounts (ISAs) are not subject to CGT. The annual ISA allowance is £20,000.

  • Gifting Assets: Gifts of assets to ‘connected persons’ or trusts are considered at market value for CGT purposes. This can be beneficial as any future capital growth is removed from your personal estate.

Timing and Reporting

Timing of sales and reporting requirements are key:

  • CGT Payment Deadline: For the 2023-2024 tax year, CGT must be paid within 60 days from the completion date of the sale. A residential property return must be submitted, and a payment on account made.

  • Consideration of Market Conditions: Timing the sale of the property in favorable market conditions can maximize gains while minimizing CGT liabilities.

Seeking Professional Advice

Given the complexities involved, seeking professional advice is often recommended. Tax advisors can provide tailored guidance based on individual circumstances, helping to navigate the rules and regulations of CGT effectively.

Managing CGT on inherited property requires careful consideration of various factors, including exemptions, allowances, and timing of sales. By understanding these aspects and seeking professional advice when necessary, taxpayers can effectively navigate their CGT responsibilities, minimizing liabilities while complying with tax regulations in the UK. This comprehensive guide aims to equip UK taxpayers with the knowledge needed to make informed decisions regarding CGT on inherited property.

A Real Life Example: A Case Study on Managing CGT on Inherited Property

A Real Life Example: A Case Study on Managing CGT on Inherited Property

This case study explores the journey of Sarah, a UK resident, who inherited a property and navigated the complexities of Capital Gains Tax (CGT). Her experience offers valuable insights into the practical aspects of managing CGT on inherited property.


Sarah, a 35-year-old marketing manager in London, inherited a property in Bristol from her late aunt in early 2023. The property, valued at £400,000 at the time of her aunt's death, was not Sarah's main residence. She had a basic income of £35,000 per year and was unfamiliar with property tax laws.

Initial Steps and Considerations

Sarah’s first step was to understand the probate value of the property, which was its market value at her aunt's death. This value would be crucial in calculating potential capital gains upon selling the property.

She also learned about the CGT exemption for the main residence, Private Residence Relief, but realized this wouldn't apply as the property was not her primary home.

Utilizing CGT Allowance

Sarah was aware of the annual CGT allowance, which for the 2023 tax year stood at £12,300. This meant she wouldn't pay CGT on gains up to this amount. Since her income utilized her basic rate tax band partially, she knew that any gain exceeding her CGT allowance would be taxed at 18%.

Deciding to Sell

In 2025, Sarah decided to sell the property, which by then had increased in value to £460,000. The total gain was £60,000 (£460,000 selling price - £400,000 probate value). After considering her CGT allowance, her taxable gain was £47,700 (£60,000 - £12,300 allowance).

Calculating CGT

To calculate her CGT, Sarah applied the basic rate of 18% to her taxable gain of £47,700. Therefore, her CGT liability was £8,586 (£47,700 * 18%).

Professional Advice and Reporting

Realizing the complexity of her situation, Sarah sought advice from a tax consultant. The consultant helped her understand the reporting requirements and the importance of timing in the sale. They explained that for the 2022-2023 tax year, CGT had to be paid within 60 days of the sale completion.

The consultant also advised on potential deductible expenses, like solicitor and estate agent fees, which Sarah hadn't considered. These deductions reduced her taxable gain further.

Implementing Strategies

Sarah decided to implement several strategies:

  • Staggered Sale: To utilize her CGT allowance effectively, Sarah considered selling a portion of the property (such as a share or a percentage of the title) in one tax year and the rest in the next. This strategy would allow her to use her CGT allowance in two separate years.

  • Investment in Renovations: Prior to the sale, Sarah invested in significant renovations. These costs were added to the base cost of the property, effectively reducing her capital gain.

  • Tax Band Management: Sarah made additional pension contributions, which extended her basic rate tax band, reducing her overall tax liability.


With careful planning and professional advice, Sarah managed to reduce her CGT liability substantially. By the time of sale, her effective CGT rate was lower than initially anticipated, saving her a significant amount in taxes.

Summing Up Sarah's Experience with CGT

Sarah's case illustrates the importance of understanding CGT implications on inherited property. By being proactive, seeking professional advice, and employing strategic planning, she was able to manage her CGT liabilities effectively. This real-life example serves as a guide for others facing similar situations, highlighting the need for careful planning and informed decision-making in managing CGT on inherited property.

How an Inheritance Tax Accountant Can Help You in Managing CGT on Inherited Property in the UK

How an Inheritance Tax Accountant Can Help You in Managing CGT on Inherited Property in the UK

Dealing with Capital Gains Tax (CGT) on inherited property in the UK can be a complex and daunting task. An Inheritance Tax Accountant plays a crucial role in navigating the intricacies of tax laws and regulations, providing essential guidance and support. This article delves into how a Inheritance Tax Accountant can assist in managing CGT on inherited property.

Initial Assessment and Advice

A Inheritance Tax Accountant begins by conducting a thorough assessment of your situation. They review the inherited property's details, including its value at the time of inheritance (probate value) and any potential increase in its value. This initial assessment is crucial for understanding your potential tax liabilities and planning accordingly.

Understanding CGT Implications

One of the primary roles of a tax accountant is to explain the CGT implications of selling inherited property. They clarify how CGT is calculated, including the impact of your current income and tax band. For example, if you're a basic rate taxpayer, you'll pay 18% CGT on gains from selling a property, whereas higher or additional rate taxpayers pay 28%.

Maximizing Allowances and Reliefs

Your accountant helps you make the most of available allowances and reliefs. This includes utilizing the annual CGT allowance (£12,300 for the tax year 2023) and understanding specific reliefs such as Private Residence Relief if the property was your main home.

Tax Planning Strategies

Tax accountants offer strategies to minimize CGT. This could involve timing the sale to align with favorable market conditions or tax years. They may suggest selling the property in parts over multiple tax years to maximize the use of your annual CGT allowance.

Calculation of Taxable Gains

Accountants precisely calculate the taxable gains by deducting the probate value and any allowable expenses from the selling price. They consider costs like estate agent and solicitor fees, and any improvements made to the property, which can significantly impact the taxable gain.

Navigating Complex Situations

Inherited property often involves complex situations, like joint ownership or partial residency. A tax accountant navigates these complexities, advising on the best course of action for each specific scenario.

Assistance with Reporting and Compliance

An Inheritance Tax Accountant ensures that you meet all reporting requirements, including the submission of a residential property return and payment of CGT within 60 days of sale completion for the 2022-2023 tax year. They help in accurately reporting gains and ensuring compliance with HMRC regulations.

Estate Planning Integration

Your accountant can integrate CGT considerations into broader estate planning. This includes advice on how to structure your assets and estate to reduce future CGT liabilities for your beneficiaries.

Advice on Reliefs and Exemptions

They provide advice on various reliefs and exemptions, such as transfers between spouses, which are exempt from CGT. This can be particularly beneficial for married couples or civil partners looking to optimize their tax situation.

Record Keeping and Documentation

Accountants assist in maintaining accurate records and documentation, which are essential for CGT calculations and in case of any inquiries from HMRC. This includes keeping track of all transaction documents, renovation bills, and other relevant expenses.

Offering Personalized Advice

Each inheritance situation is unique, and Inheritance Tax Accountants offer tailored advice suited to individual circumstances. They consider various factors such as your long-term financial goals, other income sources, and potential future property value changes.

Liaising with HMRC

In case of disputes or queries from HMRC, your accountant acts as a mediator, handling communication and resolving issues on your behalf. This can be particularly helpful in reducing the stress and complexity involved in tax matters.

An Inheritance Tax Accountant is an invaluable asset in managing CGT on inherited property in the UK. Their expertise in tax laws, personalized advice, strategic planning, and assistance with compliance and reporting can significantly ease the burden of CGT calculations and payments. By leveraging their expertise, you can navigate the complexities of CGT more confidently and efficiently, ensuring you meet your tax obligations while optimizing your financial position.

Some Most Important FAQs about Managing CGT on Inherited Property in the UK

Q1: Do I need to pay Capital Gains Tax if I inherit a property but don't sell it?

A: No, CGT is only payable when you sell the inherited property and make a profit over the probate value.

Q2: How is the probate value of an inherited property determined?

A: The probate value is the market value of the property at the time of the deceased’s death, as assessed for Inheritance Tax purposes.

Q3: Can I claim CGT relief if I rent out the inherited property?

A: CGT relief is not available for rental properties, but you may be able to claim Lettings Relief under certain conditions.

Q4: What happens if I make a loss when selling the inherited property?

A: If you sell the property for less than its probate value, you incur a loss which can be offset against other capital gains.

Q5: Is CGT applicable if I transfer the inherited property to a family member?

A: Transfers to family members are usually considered at market value and may trigger CGT unless exemptions or reliefs apply, like transfers between spouses.

Q6: How do improvements to the inherited property affect CGT?

A: The cost of improvements can be added to the base cost of the property, potentially reducing the capital gain when you sell.

Q7: Can I deduct estate administration expenses from the CGT calculation?

A: Estate administration expenses are not deductible for CGT purposes. Only costs directly related to enhancing the property’s value or facilitating the sale are deductible.

Q8: Does the type of property affect how CGT is calculated?

A: Yes, CGT calculations can vary depending on whether the property is residential, commercial, or a mix of both.

Q9: How does my personal income affect CGT on inherited property?

A: Your total income affects which CGT rate applies to you (18% for basic-rate taxpayers and 28% for higher-rate taxpayers for residential property).

Q10: What if I live in the inherited property before selling it?

A: If you make the inherited property your main residence, you may be eligible for Private Residence Relief, potentially reducing or eliminating CGT.

Q11: Are there any specific CGT rules for non-UK residents?

A: Non-UK residents are subject to CGT on the sale of UK property, with specific rules and rates applicable to them.

Q12: How does joint ownership affect CGT on inherited property?

A: In joint ownership, each owner is liable for CGT on their share of the gain.

Q13: What records should I keep for CGT purposes?

A: Keep records of the probate value, sale price, costs of improvements, and any expenses related to the sale.

Q14: Can I offset losses from other investments against CGT on the property?

A: Yes, capital losses from other investments can be offset against capital gains, including gains from property sales.

Q15: How does the inheritance tax paid impact CGT calculations?

A: Inheritance tax does not directly impact CGT calculations, as they are separate taxes.

Q16: Is there a time limit for selling the property to qualify for reliefs?

A: Specific reliefs, like Private Residence Relief, have time limits for occupancy or sale to qualify.

Q17: Can I use CGT losses carried forward from previous years?

A: Yes, you can use carried forward capital losses to reduce your taxable gain on the property sale.

Q18: How do I report and pay CGT on an inherited property?

A: CGT on property sales must be reported and paid through a residential property return within 60 days of the sale completion.

Q19: What is Lettings Relief, and how does it work?

A: Lettings Relief can reduce CGT on a property that was once your main home and later rented out, but recent changes have limited its applicability.

Q20: Does gifting a portion of the property affect CGT?

A: Gifting a part of the property is considered a disposal for CGT purposes and may trigger a CGT liability based on the market value of the gifted portion.

2023 Updates Regarding Inherited Property, Inheritance Tax, or CGT on Inherited Property

As of 2023, there have been some notable updates in the UK regarding Inherited Property, Inheritance Tax, and Capital Gains Tax (CGT) on Inherited Property:

Capital Gains Tax (CGT) Allowance Changes:

  • The CGT personal allowance has been reduced significantly. For the 2023/2024 tax year, it is £6,000, which is less than half of what it was in 2022/2023. Further reduction is planned for April 2024, when the allowance will be halved again to £3,000​​​​.

  • The CGT rates for 2023/2024 are 10% for the entire capital gain if your overall annual income is below £50,270 (18% for residential property), and 20% (28% for residential property) for your entire capital gain if your overall annual income is above the £50,270 threshold.

Inheritance Tax (IHT) Thresholds:

  • The inheritance tax threshold for individuals for the 2023/24 tax year is £325,000, also known as the nil rate bands. This threshold is expected to be frozen until 5 April 2028.

  • Anything over this nil rate band amount is usually taxed at 40%.

  • Gifts between spouses or civil partners are tax-free, and if the tax relief isn’t used by one spouse, it automatically passes to the other on their death, potentially increasing the nil rate band to up to £650,000.

  • An additional 'residence nil rate band' of £175,000 applies to the value of residential property when it's left to a child, potentially increasing the threshold for such inheritances.

  • Estates left entirely to the spouse or civil partner, or to a UK registered charity, are exempt from IHT, regardless of value​​​​.

  • If more than 10% of the net estate is left to charity, the IHT rate may be reduced to 36%.

  • These changes reflect the UK government's approach to updating tax regulations related to inheritance and capital gains, impacting how individuals manage their estates and assets. It's important for those dealing with inherited property or planning their estates to be aware of these changes and consider their implications.

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