Annual Tax on Enveloped Dwellings: work out the value of my property
Find out how to work out the value of your property and get information about Pre-Return Banding Checks.
You need to know the value of your property to find out if it falls within the scope of Annual Tax on Enveloped Dwellings (ATED).
When you know the value of your property you can work out what property value band it falls into. This will tell you whether you need to pay ATED and how much you need to pay each year.
If you need help in working out how much ATED you need to pay, you may be able to ask HMRC for a Pre-Return Banding Check (PRBC).
How to value your property
You can work out the value yourself or you can use a professional valuer.
Valuations must be on an open-market willing buyer, willing seller basis and be a specific amount.
The valuation date you need to use depends on when you owned the property.
Property owned on or before 1 April 2012
You should use the value at 1 April 2012 and this is generally set for the next 5 chargeable periods beginning on 1 April 2013.
You’ll need to revalue your property at 5 yearly intervals, for example at 1 April 2017 to cover ATED returns for the next 5 chargeable periods starting 1 April 2018.
A revaluation will be needed to reflect the value at 1 April 2017 of all properties owned by a:
- partnership with a company member
- collective investment vehicle
This valuation date will then apply to ATED returns for the 5 years from 1 April 2018.
Property owned after 1 April 2012
You should use the value at the date you bought or acquired it.
If your property is newly constructed or you’ve altered it to become a new dwelling you should use the earlier of the date:
- it was first occupied
- it’s treated as coming into existence for Council Tax or (in Northern Ireland) domestic rating purposes
Changes in valuation
The valuation could change if circumstances change, for example if your property is developed or converted or falls outside of ATED completely or moves back in again.
HM Revenue and Customs (HMRC) can challenge your valuation. If we find that it’s wrong, they can charge penalties and interest.
Section 9 of the ATED: technical guidance gives more information about valuing your property.
How to value different types of properties and multiple interests
If your property is mixed-use, for example residential and non-residential you only need to value the residential part.
Properties with more than one dwelling
If your property consists of self-contained flats, each flat will be a dwelling and will be valued separately.
Your property may be valued as a single dwelling if:
- it has more than one dwelling, they’re each owned by a company or someone connected to the company and there’s internal access between them
- it consists of adjoining buildings with internal access – for example 2 terraced houses
Section 23 of the ATED: technical guidance explains more about single dwellings.
Multiple interests held in the same dwelling
There may be more than one interest held in a property, such as a freehold and a leasehold interest. These will be combined, with your property valued as a single dwelling interest if they’re held by:
- the same person
- connected persons
However where one of the connected persons is an individual the property is only valued as a single dwelling interest if:
- the property value is more than £2 million and the company’s interest is worth more than £500,000
- the property value is £2 million or less and the company’s interest is worth more than £250,000
Sections 15 and 16 of the ATED: technical guidance explain more about a single dwelling interest.
Pre-return banding check
If you’re not sure which value band your property falls into, you may be able to ask HMRC for a Pre-Return Banding Check (PRBC) if:
- you’re not due a relief that will reduce your ATED charge to nil
- your property valuation falls within 10% of a banding threshold
The 10% banding thresholds are:
- £450,000 to £550,000
- £900,000 to £1.1 million
- £1.8 to £2.2 million
- £4.5 to £5.5 million
- £9 to £11 million
- £18 to £22 million
How to apply for a PRBC and what happens next
You’ll get an acknowledgement and a reference number that you should include on your return or any letters you send about PRBC.
Normally within 30 working days of receiving your PRBC form HMRC will either:
- agree the banding you’ve chosen is the right one
- ask you for more information to help make a decision
- tell you they don’t agree with your value banding and let you know what the right banding should be
- tell you they need to look at the inside of the building to complete their check
During busy times HMRC might take longer to reply.
HMRC wil normally accept valuations prepared by a professional property valuer but might enquire into any later returns and challenge valuations in them.
If you don’t get your PRBC in time to submit your return
If you think you might need to pay ATED, send your return and payment of tax using the banding you think is right. HMRC may decide to open an enquiry into your return to can consider the appropriate banding for your property.
If you get your PRBC after you’ve sent in your return and HMRC don’t agree with your valuation, you’ll need to complete an amended return.
If you don’t agree with HMRC’s PRBC
If your estimate of the property value means you’re due to pay tax, you should submit your return using your valuation. HMRC may decide to open an enquiry into your return and look at the appropriate banding for your property again.
If you don’t think you need to pay ATED because your property is below the valuation threshold, HMRC may issue a ‘determination’. This is an estimate of what HMRC think you owe based on our valuation of your property and you’ll be for payment.
You can appeal against the determination if you don’t agree with it but you can’t appeal against the PRBC.
If you need any help you can call the ATED helpline.
Published: 3 March 2014
Updated: 24 August 2015
- This guide has been reviewed and updated to reflect recent process changes and the introduction of the new Relief Declaration Return.
- First published.