Legally, you can sell your house to your son for £1, but tax-wise, it's a nightmare. HMRC calculates taxes based on full market value, leading to hefty unexpected bills—sometimes from £30,000 to £60,000—turning what seems like a clever move into a financial disaster fraught with legal hurdles and family tension.
A £1 sale is a way of passing a home to your son without waiting for inheritance. It is lawful, and a solicitor can complete it, but the nominal price does not change how the tax rules treat it. This guide explains what happens with Capital Gains Tax, Stamp Duty Land Tax, Inheritance Tax, mortgages and care fees, and when a different route may suit your family better. If you would rather release the value of the house as cash, Property Saviour buys houses for cash, and we explain our offer openly below.
Last updated October 2026. Figures are for the 2026 to 2027 tax year. This is general information, not legal or tax advice. Speak to a solicitor and a tax adviser before you transfer any property.
In this guide
Rents are high and deposits are hard to save, so many parents want to pass a home to an adult child early. Selling for a token £1 looks like a simple way to do it: no estate agent, no chain and the house stays in the family.
The difficulty is that a £1 price is not treated as a real price. The tax rules look at what the property is worth, not what was paid. The sections below set out each rule and link to the official source.
For Capital Gains Tax, a parent and their child are “connected persons”. The legislation defines a relative as a “brother, sister, ancestor or lineal descendant”, so a parent and child are connected (Taxation of Chargeable Gains Act 1992, section 286).
When you dispose of an asset to a connected person, the transaction is treated as not made at arm’s length, and the buyer is treated as acquiring it at market value (TCGA 1992, section 18). The same Act says a disposal is treated as made at market value where it is not an arm’s length bargain, “in particular” where it is a gift (TCGA 1992, section 17). In practice, selling to your son for £1 is treated for Capital Gains Tax in the same way as giving him the house.
Capital Gains Tax is charged on the gain, which is the market value at the time of the transfer minus what you paid, less allowable costs. For 2026 to 2027 the annual exempt amount is £3,000, and gains are taxed at 18% (within the basic rate band) or 24% (GOV.UK: Capital Gains Tax rates and allowances). A gain on a residential property is normally reported to HMRC and the tax paid within 60 days of completion (GOV.UK: report and pay Capital Gains Tax on UK property).
Because the price is ignored, you could owe tax on a gain without receiving the money to pay it. Here is an illustration for a second property, using round numbers:
| Item | Amount |
|---|---|
| Market value at transfer | £320,000 |
| Purchase price | £90,000 |
| Gain | £230,000 |
| Less annual exempt amount | £3,000 |
| Taxable gain | £227,000 |
| Tax at 24% (assuming the gain is taxed at the higher rate) | £54,480 |
| Price actually received | £1 |
If the property has been your only home and you have lived in it as your main home for all the time you have owned it, you usually pay no Capital Gains Tax. GOV.UK lists the conditions: you have not let part of it out (a lodger does not count), you have not used part of it exclusively for business, the grounds are under 5,000 square metres including buildings, and you did not buy it just to make a gain (GOV.UK: Tax when you sell your home). This is called Private Residence Relief and it applies whatever the price.
That is why a £1 transfer of a long-standing main home is the least risky version of this plan for Capital Gains Tax. The other taxes and risks below still apply.
The relief does not cover homes you have let out or never lived in, such as a buy to let or an inherited house kept as an investment. GOV.UK says that if the conditions are not met, “you may have some tax to pay” (GOV.UK: Tax when you sell your home). For these properties a £1 transfer can leave you with a tax bill, as the table above shows, and no sale proceeds to pay it. If you are in that position, a sale for cash can raise the money to settle the tax. We buy inherited houses and other second properties.
Stamp Duty Land Tax is charged on the “chargeable consideration”, not on a market value that nobody paid. A pure gift with no mortgage normally has no consideration. The catch is debt. Under Finance Act 2003, Schedule 4, paragraph 8, the assumption of existing debt by the buyer counts as consideration, and the amount counted is capped at the property’s market value (Finance Act 2003, Schedule 4, paragraph 8).
So if your son takes the house subject to a mortgage, the outstanding balance can be treated as the price. GOV.UK lists the standard residential rates as 0% up to £125,000, 2% from £125,001 to £250,000 and 5% from £250,001 to £925,000, with a further 5% on top if the buyer owns another residential property. First time buyers pay 0% on the first £300,000 where the price is £500,000 or less (GOV.UK: Stamp Duty Land Tax residential rates).
| Mortgage taken over | Son already owns a home? | Stamp Duty Land Tax |
|---|---|---|
| £140,000 | No (standard rates) | £300 (2% of the £15,000 above £125,000) |
| £140,000 | Yes (extra 5% surcharge) | £7,300 (£300 plus 5% of £140,000) |
| £140,000 | First time buyer | £0 |
If there is a mortgage on the property, you cannot normally hand over ownership without dealing with the lender. Check your mortgage terms and speak to your lender before you instruct a solicitor, because the lender may require the loan to be repaid, or may agree to the transfer only if your son passes its own checks. Lenders generally look at things such as:
Lender policies differ, so this list is a guide rather than a rule. The practical point is to get the lender’s position in writing before you spend money on legal work. If the lender will not agree, a sale that repays the mortgage from the proceeds is the alternative. We buy properties with a mortgage and the loan is repaid from the sale price on completion.
GOV.UK says no Inheritance Tax is due on gifts if you live for seven years after giving them. If you die within seven years, tax may be due on the gift, and the rate depends on how long you lived afterwards: 40% if under 3 years, then 32%, 24%, 16% and 8% for each later year, and 0% at seven years or more. This sliding scale, called taper relief, applies only where the total of your gifts in the seven years before death is above the £325,000 threshold (GOV.UK: Inheritance Tax, gifts).
Because the home is worth far more than the £1 paid, the difference is a gift. The £3,000 annual exemption can be used against gifts, but it will not cover a house. A gift of a home to a child is also covered by the reservation rules in the next section if you carry on living there.
There is no easier way to sell a house today.
GOV.UK says that if you give something away but still benefit from it, it is a “gift with reservation”, and the example it gives is giving your home to a relative while you carry on living there. The gift still counts towards the value of your estate (GOV.UK: Inheritance Tax, gifts). HMRC’s manual gives the same example of a donor who stays in a house given to their son: “This is a gift with reservation” (HMRC Inheritance Tax Manual IHTM14334).
There is an exception in the legislation where your occupation is “for full consideration in money or money’s worth” (Finance Act 1986, Schedule 20, paragraph 6). HMRC’s guidance says whether this is met “will depend on the precise facts”, and points to an arm’s length bargain, with independent advice, as evidence (HMRC Inheritance Tax Manual IHTM14341). If you pay your son rent, he must also report that rental income to HMRC (GOV.UK: paying tax on rental income). A family arrangement like this needs specialist advice before you begin.
If you later need care, the council can look at what you gave away. Age UK’s factsheet explains that “any past disposal of assets can be considered as possible deprivation”, but that deliberate deprivation “should not be automatically assumed”. The council must show that avoiding care charges was a significant motivation, and it is not reasonable to find deprivation if you were fit and healthy and could not have foreseen needing care (Age UK Factsheet 40: Deprivation of assets in social care).
If the council decides you deliberately deprived yourself of the house, it can count it as notional capital, which means treating you as still owning it. The same factsheet notes that the person who received the asset may be liable to pay the council the difference in charges, up to the benefit they received (Age UK Factsheet 40). The risk is higher if there is any sign of health problems when you make the transfer. If care is a realistic prospect, get independent legal advice first.
A transfer of a house still needs a solicitor or licensed conveyancer, a transfer deed, identity checks and registration at HM Land Registry. A nominal price does not remove those steps, and you should get written quotes before you commit. The table sets out where costs can arise.
| Cost | Does it apply to a £1 sale? | Notes |
|---|---|---|
| Solicitor or conveyancer fees | Yes | Get a fixed fee quote, usually for each side |
| Land Registry registration fee | Yes | Depends on the value and type of transfer |
| Capital Gains Tax | Yes, unless Private Residence Relief applies | Charged on the market value gain |
| Stamp Duty Land Tax | Only if debt is taken over or other consideration is given | See the rates above |
| Mortgage repayment or exit charges | If the loan is repaid | Check with your lender |
Yes. There is no law that stops a parent selling to a child for a nominal price, and a solicitor can complete the transfer. The question is not whether it is lawful but whether it achieves what you want after tax, lender, care fee and Inheritance Tax rules are taken into account.
A £1 sale is a gift of the difference in value. For Capital Gains Tax it is treated at market value, for Inheritance Tax it starts a seven year clock, and for care fees the council may look at it if you later need care. It can still be sensible for a debt free main home, but only with advice.
It depends on the property:
No. The £1 price does not avoid Capital Gains Tax, because a disposal to a connected person is treated as made at market value (TCGA 1992, section 18). What avoids the tax is Private Residence Relief, and that applies whether the price is £1 or full value (GOV.UK: Tax when you sell your home). A deliberately low price chosen to cut a tax bill should be discussed with a qualified tax adviser first.
The following is an illustration with made up figures, not a real case. It shows how the rules interact for a family in a common position.
Imagine a parent owns a house worth £295,000 that they bought for £68,000. It was never their main home because they have always lived elsewhere, so Private Residence Relief does not apply. They transfer it to their son for £1.
| Step | Figure |
|---|---|
| Market value | £295,000 |
| Purchase price | £68,000 |
| Gain | £227,000 |
| Less annual exempt amount | £3,000 |
| Taxable gain | £224,000 |
| Tax at 24% | £53,760 |
| Tax at 18% (lowest possible, if all in the basic band) | £40,320 |
The parent receives £1 and owes between about £40,000 and £54,000, due within 60 days of completion. If the son also needs the lender’s consent for an existing mortgage, or the parent carries on living in the house, further problems arise as described above.
If the house is a second property, or you need cash for the tax, a sale can be simpler. Selling to us for cash would raise money that you can use to pay tax and, if you wish, make a gift. Gifts of cash are covered by the same seven year rule as other gifts and the £3,000 annual exemption (GOV.UK: Inheritance Tax, gifts).
We would be honest about the trade off. We offer 70% of a realistic market valuation, so a sale to us returns less than the full value. On the £295,000 house in the example that would be £206,500. A sale to us is worth considering when you need certainty and speed more than the last pound, or when the alternative is a tax bill you cannot pay. It is not the best answer for everyone, and for a debt free main home a gift or £1 transfer can keep more value in the family.
| Method of sale | Value achieved | Fees | Timeframe | Is sale guaranteed? |
|---|---|---|---|---|
| Estate agents | 90–95% | 1–5% | 3–6 months | No – one in three sales collapse |
| Auctioneers | 70–80% | 2% plus | 2–3 months | No – half of properties don’t sell |
| Property Saviour | 70–80% | £0 | 10–28 days | Yes – 99% success rate |
Estate agents work for sellers who want the best price, so they will not usually market a home at a nominal figure for a family transfer. A solicitor is the right professional for a transfer to your son. If you decide instead to sell on the open market, see MoneyHelper’s guide to selling a house for the usual process.
Auctions can be quick, but they suit some properties better than others. Fees and legal pack costs can fall on you before the sale, a reserve price may not be met, and the buyer has to complete within a short, fixed period. If you are comparing methods of sale, ask each option for its costs and timescale in writing.
If you choose to sell to us, these are the terms we work to:
We encourage you to read every contract carefully and take independent advice before you agree to anything.
Before you accept an offer from any cash buyer, check the company on Companies House. Look at when it was incorporated, who the directors are and whether they have run other companies that were dissolved, which charges are registered against the company, and what the latest accounts show. These checks do not prove a buyer is genuine, but they help you spot warning signs.
You can check our details in the same way. For more guidance read how to identify a genuine cash house buyer.
We buy at about 70% of a realistic market valuation. The gap covers the costs and risks we take on, such as legal fees, the cost of repairs, the time we hold the property and the costs of reselling it. Compared with an open market sale there is no estate agent fee for you to pay, and you are not exposed to a chain.
| Route | What you get | Main risk |
|---|---|---|
| £1 transfer to your son (main home, no mortgage) | The house stays in the family | Inheritance Tax if you die within 7 years, care fee rules, gift with reservation if you stay |
| £1 transfer (second property) | The house stays in the family | Capital Gains Tax bill with no proceeds to pay it |
| Open market sale | Closest to full value | Time, chain, price renegotiation |
| Cash sale to Property Saviour | Cash on a date you choose, at 70% of value | You receive less than full value |
Neither route is better for every family. A sale is often simpler if the property is not your main home, if there is a mortgage that your son cannot take over, or if you need money for tax. A transfer may be better for a debt free main home that you want to keep in the family. The right answer depends on your tax position, your health and your goals, so take advice from a solicitor and a tax adviser before you decide.
If you want to see what a cash sale would look like for your property, request a call back from Property Saviour. We will talk through your situation in confidence, explain how our offer is worked out and send you a written offer within 48 hours. There is no obligation, and you can compare it with a transfer to your son, an estate agent sale or an auction.
Request your free, no-obligation call back today.
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