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 submit your tax return.

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 submit your tax return.

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

• "...so we could not confirm whether HMRC received it. Do not send it again yet." The message starts with what broke: "Sending this to HMRC took too long", "The connection dropped while sending this to HMRC" or "The connection to HMRC failed while sending this". HMRC's answer never came back, so your annual figures may or may not have reached HMRC. Do not submit them again straight away. After a few minutes, open Sent to HMRC (/tax/submissions), choose the tax year it was for and look at the newest entry for it: Accepted means HMRC has them; Failed or Rejected shows the reason underneath, and you can then submit them again; Submitted means the answer has not come through yet, so check again a little later. If it still shows Submitted after 15 minutes, raise a support ticket from Support in the sidebar and we will check with HMRC and settle it.
• "HMRC did not confirm this submission when it was sent, so it is not recorded as filed." HMRC had a temporary problem while your annual figures were being sent. Open Sent to HMRC (/tax/submissions) to check, then submit them again. Sending the annual figures again is safe, because each submission replaces the whole year's figures.
• "We could not start sending this to HMRC, so nothing was sent. Please submit it again." The app could not get your annual figures ready to send, usually a brief connection problem on our side, so it stopped before contacting HMRC. Nothing reached HMRC. Submit them again; if it keeps happening, contact support.
• Submit is disabled with "Complete HMRC setup to enable submission". Your HMRC setup is not finished: your National Insurance number is missing or your UK property business is not linked. Connect HMRC, set your National Insurance number 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.
• Sending is paused, or refused with "HMRC holds different annual figures for this year from the ones this page loaded" , "This page hasn't loaded the annual figures HMRC holds for this year" or "We couldn't check what HMRC holds for this year's annual figures". Because a send replaces everything HMRC holds for the year, the app will not send when it could not load HMRC's annual figures, or when they changed after the page loaded (for example, an agent or other software updated them). Refresh the page, check the figures HMRC holds, then make your change again.
• The page lists figures under Also held at HMRC. HMRC holds these for the year (for example, set by an agent or other software), and the form has no field for them, so you cannot change or remove them here: whether a rent-a-room property is let jointly (shown as Yes or No), and from the 2026 to 2027 tax year the first-year allowance on plant and machinery. Sending your annual figures keeps them as HMRC holds them, and the confirmation step lists them again before you send.
• Sending says "Submission failed", and Submissions history says "HMRC doesn't accept the £1,000 property or trading income allowance alongside other allowances". HMRC does not take the property income allowance together with any other allowance, including one listed under Also held at HMRC. Nothing was saved. Leave the property income allowance empty, or remove the other allowances from the form, then send again. An allowance listed under Also held at HMRC cannot be removed here.
• "This page is out of date, so nothing was sent." when sending your annual figures. Nothing reached HMRC. Refresh the page, check the figures HMRC holds, then make your change again.
• 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 your sign-up, then refresh (and use Reconnect in Settings if it still shows afterwards). See Not signed up for Making Tax Digital yet?.

For how the annual figures fit into filing, see Year-end and your tax return. For accounting adjustments to your income and expense totals, see Correcting your yearly business totals. For anything about which allowances apply to you or how an adjustment is treated, check with HMRC or your accountant, or see the Making Tax Digital guide.

Frequently asked questions

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