How To Stay Compliant With HMRC Regulations For Tax-Free Property Gifting

Cozy sofa with laptop near green plant at home

Transferring property assets as gifts to loved ones like children or grandchildren can be an appealing way to pass on wealth while still living. With housing prices high, gifting a physical property or share of one to a younger relative may help them get on the property ladder. However, HMRC has strict rules around gifting aimed at preventing tax avoidance. This guide will explore how the gifting process works, key HMRC regulations, and tips for staying compliant when gifting property, so you can avoid penalties down the line.

How Property Gifting Works

Property gifting involves transferring a portion or entire property asset you own to another individual without receiving payment. This is often done via:

  • Changing the property deed title to add the recipient.
  • Transferring your share of a property into their name.
  • Placing the property into a trust designating them as beneficiaries.

To qualify as a gift rather than a sale, it must be done freely without any contractual obligations on the recipient to provide something in return. The aim is passing benefits now while you are still living, versus only transferring property after death via a will.

There are no limits on the value of property you can gift. It is a way to assist with big purchases like first homes when prices are often prohibitive for young people. But be cautious – HMRC is vigilant about ensuring gifted property assets are not used to avoid owed taxes.

Here are the steps on how to stay compliant with HMRC regulations for tax-free property gifting:

Document the gift properly

Formally transfer the title deeds to the recipient and record the gift in writing to show your intention to give the property as a gift. Have both parties sign. When gifting a property, it is important to properly document the transfer of ownership from the donor to the recipient. Create a formal deed of gift that clearly states your intention and have it signed by both parties. Retain no residual rights or interests in the property after transfer.

Prove the gift is genuine

Demonstrate that the gift is freely given and not subject to any conditions or reciprocal arrangements. There should be no strings attached. The donor must freely give the property with no strings attached and receive nothing of value in return. Provide evidence like a letter stating your intent to make an outright gift.

Retain no benefit

The donor must completely give up all interests and benefits in the property, financial or otherwise. Do not continue living on the premises rent-free or use the property for storage for example, as this could be seen as deriving benefit.

Survive the 7-year rule

If the donor passes away within 7 years of making the gift, inheritance tax may apply. Gifted assets could be added back into the estate for tax calculations. So ensure the rest of the estate has sufficient liquidity to cover any potential IHT liability.

Seek valuation advice

Have the property professionally valued at the time of the gift to help determine inheritance tax implications if the 7-year rule becomes applicable. Keep a record of the valuation for reference. Seek expert guidance on valuation methodology.


Gifting tax free gifts to children is a considerate way to provide asset advantages while still alive. However, to avoid HMRC scrutiny and potential penalties down the line, donors must be aware of all regulations related to property gifting. This includes honest documentation and reporting before and after the gift occurs, relinquishing control to recipients, and retaining enough lifetime separation from the gift to allay inheritance tax concerns. While some tax liability remains for recipients, this is still considerably less than if fully inheriting property assets. Overall, foresighted property owners can successfully navigate HMRC rules to achieve tax-efficient gifting that provides early financial help to loved ones. With careful planning and compliance, the rewarding goal of passing on assets tax-free and gifting to children and grandchildren can be fully realised.

We are proud members of...

  • NAPB
  • RICS
  • The Property Ombudsman
  • Trading Standards

We are proud to be the most regulated property buyer operating in the ‘Quick House Sale’ industry. We are an active member of the NAPB (National Association Of Property Buyers) and are RICS regulated, which means you can have every confidence of selling your home with us quickly & easily.