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ATED: What Property Investors Need to Know

ATED: What Property Investors Need to Know

  • Writer: Omar Aswat
    Omar Aswat
  • Mar 26, 2025
  • 4 min read

Updated: Dec 22, 2025

With the 30 April 2025 deadline for the Annual Tax on Enveloped Dwellings (ATED) fast approaching, property investors and companies holding residential properties in the UK must ensure compliance to avoid penalties.  

HMRC charges ATED annually on certain residential properties held by non-natural persons (NNPs), including companies, partnerships with corporate members, and collective investment schemes. As this tax is based on property valuation bands, understanding your obligations and submitting your return on time is crucial. 

This guide covers the essentials of ATED, explains who it affects, shows how to calculate your charge (it's best to get professional support from us), outlines the filing requirements and penalties for non-compliance, and highlights key takeaways for property investors.

Table of Contents


What is ATED?

The government introduced the Annual Tax on Enveloped Dwellings (ATED) in 2013 to deter the use of corporate structures for holding high-value residential properties for tax benefits. The tax applies to certain UK residential properties valued above £500,000, owned by companies and similar entities. ATED is payable every year and is based on the property's value within specific bands. 

The tax year for ATED runs from 1 April to 31 March, and returns must be submitted by 30 April each year. This means that for properties owned on 1 April 2025, the ATED return and payment must be completed by 30 April 2025. 

Who Needs to Pay ATED?

You must pay ATED if your property meets the following conditions: 

  1. Ownership: It is owned by a company, a partnership with corporate members, or a collective investment scheme. 

  2. Type of Property: It is classed as a dwelling, meaning it is suitable for residential use. 

  3. Value: It is valued at more than £500,000 on the relevant valuation date. 

If your property qualifies, you must file an ATED return and pay the charge, unless you qualify for reliefs or exemptions. 

What Counts as a Dwelling?

A dwelling includes properties such as houses, flats, and other residential buildings. However, some properties do not count as dwellings, including: 

  • Hotels 

  • Guest houses 

  • Student accommodation 

  • Hospitals and care homes 

  • Military housing 

How to Calculate Your ATED Charge

ATED charges are based on property value bands, and the rates are adjusted each year. For the period 1 April 2023 – 31 March 2024, the charges are: 

Valuation Date

The value of your property for ATED purposes is assessed based on a fixed valuation date, which is updated every five years. The most recent revaluation period was for the 2023 to 2024 chargeable year, meaning all affected properties required reassessment. 

  • If you owned the property on or before 1 April 2022, you should use 1 April 2022 as your valuation date. 

  • If you acquired the property after 1 April 2022, the valuation should be based on the purchase date. 

This valuation remains in place until the next five-year revaluation cycle, scheduled for 2028. Keeping an accurate valuation ensures you pay the correct ATED charge and remain compliant with HMRC regulations. 

Filing Your ATED Return

Key Filing Dates

For properties held on 1 April 2025, you must: 

  • Submit your ATED return by 30 April 2025. 

  • Pay any tax due by 30 April 2025. 

How to File Your ATED Return

It is highly recommended to work with a tax professional to avoid errors and ensure compliance.

Reliefs and Exemptions

Some property owners can claim reliefs, which reduce the ATED charge to £0. However, you must still submit a return to claim relief. 

Common ATED Reliefs

  • Property rental businesses (if let to a third party on a commercial basis). 

  • Property developers and traders (if the property is part of a trade). 

  • Social housing providers. 

  • Charities (if the property is used for charitable purposes). 

If you believe you qualify for a relief, you must submit a Relief Declaration Return instead of a standard ATED return. 

Penalties for Non-Compliance

Failing to file your ATED return or pay the tax on time can lead to penalties:  

  • Missed filing deadline (30 April 2025)

  • £100 penalty immediately 

  • Additional penalties after 3, 6, and 12 months 

  • Late payment penalties

  • Interest accrues on unpaid amounts 

  • Further penalties apply for delayed payments 

To avoid penalties, ensure your return is submitted on time and any tax due is paid by 30 April 2025. 

Key Takeaways

  • Understand if you are affected: ATED applies to UK residential properties owned by companies valued over £500,000. 

  • Meet the deadline: Returns and payments are due by 30 April 2025. 

  • Check for reliefs: You may be able to reduce your ATED charge to £0, but you must still file a return.

  • Calculate your charge correctly: Use the valuation bands to determine your tax liability. 

  • Avoid penalties: Late filings and payments result in financial penalties and interest charges. 

  • Seek expert advice: ATED rules can be complex, so consulting experienced tax professionals can help ensure compliance. 

How ASWATAX Can Help

At ASWATAX, we specialise in all things related to property tax planning.  

Our well-versed team can: 

  • Assess your ATED liability. 

  • Assist with filing returns and claiming reliefs. 

  • Provide strategic tax planning for property investors. 

Don’t leave your ATED obligations to chance! Get in touch with ASWATAX today to ensure full compliance before the 30 April 2025 deadline. 

Meet Omar Omar is a Chartered Tax Advisor (a.k.a an expert on tax issues) and founder of ASWATAX. He regularly shares his knowledge and best advice here in his blog and on other channels such as LinkedIn. Book a call today to learn more about what Omar and ASWATAX can do for you.

 
 
 

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