Property annual finalisation

UK Property Finalisation is where you send HMRC the annual-only parts of your property tax position: adjustments and allowances that do not belong in a quarterly update. It is reached from Year-End Review and is the source of truth for your annual property data before you file your Final Declaration.

What property annual finalisation is

UK Property Finalisation, at /tax/property-annual, is the single place to send HMRC the annual-only parts of your UK property tax position for a tax year. These are figures that do not belong in a quarterly update:

• Adjustments such as non-resident landlord status, balancing charge, private use adjustment, and BPRA balancing charges.
• Allowances such as Annual Investment Allowance, Replacement Domestic Items, Structured Building Allowance, and the property income allowance.

It is reached from Year-End Review and is the source of truth for your annual property data before you file your Final Declaration.

Important: This page does not handle mortgage interest or other residential finance costs (Section 24). Those are not an annual field. You record them as transactions and they flow into your quarterly cumulative updates. See Section 24 finance costs.

Note: The only field that pre-fills from your recorded transactions is Replacement Domestic Items. Everything else you enter yourself, and you can leave any field blank if it does not apply.

Before you start

You need a few things in place before the submit button will work:

1. Connect HMRC and set your National Insurance Number. Both are required, and your UK property business must be linked. See Connect your HMRC account.
2. Set your accounting basis. Go to Settings > Tax > Accounting Basis and choose cash or accruals. The server will not submit until a basis is set. On the cash basis, capital-allowance and accruals-only fields are disabled, which is expected.

Submit your annual finalisation

1. Open Year-End Review. Go to /tax/year-end and choose to finalise the UK property source, or go straight to /tax/property-annual. The page heading is UK Property Finalisation.
2. Select the tax year from the Tax year selector.
3. Enter your adjustments. The Adjustments section is open by default. Tick Non-resident landlord if it applies, and enter any adjustment amounts. Leave fields blank where nothing applies.
4. Enter your allowances. Expand the Allowances section (collapsed by default) and enter any allowance amounts you are claiming.
5. Submit. Click the submit button. It reads Confirm no annual adjustments when everything is blank, Submit to HMRC when you have entered data, or Update annual submission if a submission already exists for that year.
6. Confirm in the dialog. On success you see UK property finalisation sent.

Tip: If you have nothing annual to declare, leave every field blank and submit with Confirm no annual adjustments. This tells HMRC there is nothing annual to add for that year.

Resubmitting replaces the whole year

The annual submission is an HMRC PUT, which means it replaces the entire annual position for that tax year rather than merging with what you sent before.

Important: Before you resubmit, re-enter every adjustment and allowance you still want. If you leave a field blank that was filled in last time, it will be removed. The latest submission wins. When a previous submission is detected you will see Existing submission found and the button changes to Update annual submission.

If you need to remove your annual data entirely, use Delete annual submission.

Availability

UK Property Finalisation is available on Free and MTD Lite (both tiers include the HMRC submit capability). It is not listed in the main navigation: you reach it from Year-End Review, and you can return there with Back to Year-End Review.

If something goes wrong

• Submit is disabled with "Complete HMRC setup to enable submission". Your HMRC setup is not finished: your NINO is missing or your UK property business is not linked. Connect HMRC, set your NINO in Settings, and use Retry Lookup in Settings if the business is not linked. See Connect your HMRC account.
• The submit is refused with a message about setting your accounting basis. No accounting basis is stored. Go to Settings > Tax > Accounting Basis, choose cash or accruals, save, then return and submit.
• A warning says submitting will replace existing data. This is expected: the annual submission is a full replacement, not a merge. Re-enter everything you still want before you resubmit.
• Capital allowance or SBA fields are greyed out. Your account is on the cash basis, where HMRC strips capital allowances and accruals-only adjustments. This is expected. Only switch to accruals in Settings if that is genuinely your basis.
• The page shows an empty or "not enrolled" state. Your HMRC account may not be signed up for Making Tax Digital for Income Tax yet, so reads come back empty. Complete the connection and confirm enrolment, then refresh. See Not signed up for MTD yet?.

For how the annual figures fit into filing, see Year-End and your Final Declaration. For accounting adjustments to your income and expense totals, see Business adjustments (BSAS). For anything about which allowances apply to you or how an adjustment is treated, check with HMRC or your accountant, or see the MTD guide.

Frequently asked questions

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