Inheriting a property in London is different from inheriting almost anywhere else in the country, for one reason above all: value. A single London home can exhaust the inheritance-tax allowances on its own, the capital-gains exposure on any rise in price is large, and most of what is inherited here is leasehold - flats with their own complications. This guide covers selling an inherited London property in 2026.
Why London estates are different
London's house prices mean estates here are far more likely to face inheritance tax. The nil-rate band is £325,000 and the residence nil-rate band a further £175,000, so a person can pass on up to £500,000 - or £1 million for a married couple or civil partners - free of inheritance tax. In much of the country a single home sits inside those bands; in London it routinely does not, so executors of London estates are far more likely to be dealing with an actual IHT bill, paid by the estate before anyone inherits.
The capital-gains side is sharper too. Because London values move quickly, the gap between the probate value - the value at the date of death, which becomes your CGT base cost - and the eventual sale price can be substantial, and any gain above the £3,000 allowance is taxed at 18% or 24% for residential property. Getting an accurate probate valuation in a fast London market is therefore not a formality. The detail is in our guide to CGT on inherited property.
Probate, and London's leasehold reality
You generally cannot complete a sale until the grant of probate is issued - usually within about 12 weeks of applying (the full process is in selling a house in probate). In London there is a second layer: most inherited homes here are leasehold flats, and executors inherit whatever comes with the lease - a term that may have slipped below 80 years, service-charge arrears, ground-rent terms, or an outstanding cladding or EWS1 question. These can slow or complicate a sale, so it pays to get the lease and service-charge position checked early.
How to sell an inherited London home
The routes are the usual three, but London's economics shift the balance. An estate agent can achieve the highest price in a deep market, though chains in London are long and fragile. Auctions suit dated, tenanted or probate flats and give a fixed timescale - see property auctions in London. A direct cash sale to a probate property buyer is fastest and most certain, at a discount; in London it is often used for leasehold flats the open market struggles with. Whichever route, an empty London property is expensive to hold: high council tax with a possible long-term empty premium, specialist empty-property insurance, and security in higher-value postcodes.
When a faster sale is worth it in London
With several beneficiaries to pay, a large inheritance-tax bill the estate must settle, or a leasehold flat that will not move on the open market, a faster sale can be worth a modest discount even on a high-value London home - though as an executor you must still obtain a reasonable price for the estate.
Frequently asked questions
Will I pay inheritance tax on a property I inherit in London?
Possibly. Because London values are high, estates here often exceed the £325,000 nil-rate band and £175,000 residence nil-rate band (£500,000 per person, £1 million per couple). Any inheritance tax is paid by the estate before you inherit, not by you directly.
Can I sell an inherited London flat before probate?
You can market it and agree a sale subject to probate, but completion waits for the grant - usually about 12 weeks. For a leasehold flat, also check the lease length, service charge and any cladding position early, as these can delay a London sale.
How much CGT will I pay selling an inherited London property?
CGT applies to the gain between the probate value and the sale price, above the £3,000 allowance, at 18% or 24%. Because London values can rise quickly, that gain - and the tax - can be significant, so take advice.
What is the fastest way to sell an inherited house in London?
After probate, a cash buyer or auction is fastest and most certain, useful for leasehold flats that struggle on the open market; an estate agent may achieve more but takes longer.