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Company chargeable gains

Finance Act 2025 · 2025/26

1 Gains, indexation and losses

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In this TX lecture: The damaged-asset rules are not examined in FTX; compensation for lost or destroyed assets remains examinable.

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ST Ltd owned 10 hectares of land which originally cost £26,000 in March 2015. ST Ltd sold 2 hectares of the land in March 2026 for £16,000, incurring legal costs on sale of £1,000.

The remaining 8 hectares were valued at £34,000 in March 2026.

Calculate the chargeable gain on the disposal of the 2 hectares of land in March 2026.

The indexation factor from March 2015 to December 2017 is 0.082.

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£

Proceeds

16,000

Less: Costs of sale

(1,000)

15,000

Less: Cost

£26,000

x

16,000

(8,320)

16,000 + 34,000

Unindexed gain

6,680

Less: Indexation 0.082 × £8,320

(682)

Chargeable gain

5,998

SC Ltd bought an asset for £23,000 in June 2015. It was destroyed in October 2025. Insurance proceeds of £34,000 were received in March 2026. SC Ltd spent £30,000 on a replacement asset in June 2026.

Calculate the chargeable gain and the base cost of the new asset.

The indexation factor from June 2015 to December 2017 is 0.074.

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£

Proceeds

34,000

Less: Cost

(23,000)

Unindexed gain

11,000

Less: Indexation 0.074 × £23,000

(1,702)

Chargeable gain

9,298

Less gain deferred

(5,298)

Revised chargeable gain

4,000

Proceeds have only been partially used to buy a replacement asset, therefore £4,000 (£34,000 – £30,000) of the gain is chargeable immediately and £5,298 (£9,298 – £4,000) can be deferred.

Base cost of the replacement asset:

£

Cost

30,000

Less gain deferred

(5,298)

Base cost

24,702

In this TX lecture: Deriving indexation factors is not examined in FTX; use the factors supplied in a question.

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2 General

Unlike individuals, where income tax is paid on income and capital gains tax is paid on taxable gains (i, e, two separate taxes), a company's chargeable gains are included in the calculation of Taxable Total Profits (TTP) and one tax, corporation tax, paid on them along with income.

A UK resident company is chargeable on its worldwide gains and may dispose of a chargeable asset not only by sale but also on the loss or destruction of an asset.

All assets are chargeable assets unless they are specifically exempt.

2.1 Calculation of gains and losses for companies

The calculation of the chargeable gains and allowable losses is much the same as for individuals, with the exception that companies may be entitled to deduct an additional 'cost' known as the 'indexation allowance'.

£

Disposal proceeds (or market value)

X

Less: incidental costs of disposal

(X)

Net proceeds

X

Less: allowable costs

(X)

Unindexed gain

X

Less: indexation allowance

(X)

Chargeable gain

X

2.2 The indexation allowance

The indexation allowance (IA) uses the rise in the retail price index (RPI) as an allowance for the effects of inflation.

Indexation is frozen at December 2017. Earlier eligible expenditure may still get the supplied factor up to that date; no further indexation accrues after it.

The calculation of the IA for each element of cost is as follows:

Relevant indexation factor × capital expenditure

The indexation factor is applied to the acquisition cost (including incidental costs of acquisition) and enhancement costs separately (as these will be incurred on different dates).

You should use the indexation factor provided in the question for the movement from the month of expenditure to the month of disposal (or December 2017 if disposed of after that date).

The IA is available to reduce a gain but cannot create or increase a loss.

Unused indexation allowance is wasted.

If the RPI falls, rather than increases, between the date of acquisition and the date of disposal, then the indexation allowance is £ Nil.

A company bought an asset on 6 June 1987 at a cost of £20,000.

Enhancement expenditure of £6,000 was incurred on 16 August 1991.

The asset was sold on 2 October 2025.

Incidental costs of sale are £1,000.

Calculate the chargeable gain arising on the disposal of the asset if the gross proceeds of sale were:

(a) £100,000

(b) £60,000

(c) £25,000

The relevant indexation factors are as follows:

June 1987 to December 2017

1.729

August 1991 to December 2017

1.074

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(a)

(b)

(c)

£

£

£

Sale proceeds

100,000

60,000

25,000

Less: Incidental costs of sale

(1,000)

(1,000)

(1,000)

99,000

59,000

24,000

Less: Cost

(20,000)

(20,000)

(20,000)

Enhancement expenditure

(6,000)

(6,000)

(6,000)

Unindexed gain/(loss)

73,000

33,000

(2,000)

Less: Indexation allowance

On cost: £20,000 x 1.729

(34,580)

(34,580)

N/A

On enhancement: £6,000 x 1.074

(6,444)

(6,444)

N/A

Chargeable gain

31,976

NIL*

(2,000)**

Notes

* The indexation allowance cannot turn an unindexed gain into a loss, it can only reduce it to NIL.

** The indexation allowance is not available on an unindexed loss; i.e. indexation cannot increase a loss.

3 Gains and losses

  1. Capital gains are chargeable to corporation tax.

  2. Capital losses only arise when net proceeds are less than allowable cost.
    REMEMBER: Indexation allowance may not be used to either create or increase a loss.

  3. If capital gains and losses arise in the same accounting period, they are netted off.

If the resultant figure is a gain, it is charged to corporation tax.

If the resultant figure is a loss, it is carried forward and set against future capital gains.

  1. Capital losses may only be relieved against chargeable gains, not income.

Haruto Ltd sells a chargeable asset for £50,000 with fees £1,000. Original cost £20,000 and enhancement £5,000. Given indexation factors to December 2017 are 0.20 and 0.10 respectively. Find the company gain.

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Unindexed gain=50,000−1,000−20,000−5,000=24,000. IA=20,000×0.20+5,000×0.10=4,500. Chargeable gain £19,500. No indexation after December 2017 and no annual exemption.

Imran Ltd has proceeds £12,000, cost £10,000 and potential IA £3,000. Calculate chargeable gain.

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Unindexed gain £2,000. Deduct only £2,000 IA: chargeable gain nil. IA cannot create or increase a capital loss; unused £1,000 is wasted.

4 Share matching rules for companies

In this TX lecture: Takeovers and share exchanges are not examined in FTX.

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Disposal of shares gives rise to a chargeable gain or allowable loss. It is difficult however to identify which shares are being sold, and therefore establish the cost of those shares sold where it is only some of the shareholding being sold and the shares had been acquired over a period of time at different costs.

It is necessary to identify the shares sold by using matching rules as laid down by HMRC which, are not exactly the same as the matching rules that used when dealing with the same problem for individuals disposing of shares. Thus the shares sold are deemed to be disposed of in the following order:

  • shares acquired on same day

  • shares acquired in previous 9 days

  • shares contained within the share pool which is made up of any shares acquired more than 9 days previous.

The share pool records the number and cost of shares for each acquisition and disposal as it did for individuals, but also has to deal with the fact that companies are entitled to indexation allowance.

Thus whenever the pool changes value (i.e.shares are purchased (including a rights issue) or sold) the pool must be updated for indexation and so the pool has an additional column, 'Indexed Cost' and indexation is kept track of within the pool.

When shares are disposed of, the average cost is deducted from the pool (as for individuals) and for companies the average indexation must be calculated too. This is calculated as the difference between the figures for average cost and average indexed cost which are deducted from the 'Indexed Cost' column.

Indexation factors will be given in the question and indexation allowance is frozen at December 2017.

A Ltd bought the following shares in B Ltd:

20 August 1990

1,000 shares at a cost of £5,000

16 November 1997

2,000 shares at a cost of £12,000

7 December 2025

500 shares at a cost of £5,000

A Ltd sold 2,000 shares on 10 December 2025 for £36,000

Calculate the chargeable gain arising on the disposal in December 2025.

Indexation factors are as follows:

August 1990 to November 1997

0.246

November 1997 to December 2017

0.742

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1)

Same day

None

2)

Previous 9 days

500 shares

£

Proceeds

500

x £36,000

9,000

2,000

Less cost

(5,000)

Chargeable gain

4,000

3) Share pool

Share Pool

Number

Cost

Indexed cost

£

£

£

20 August 1990

1,000

5,000

5,000

Index up to November 1997

£5,000 x 0.246

1,230

1,000

5,000

6,230

Addition 16 November 1997

2,000

12,000

12,000

3,000

17,000

18,230

Index up to December 2017

£18,230 x 0.742

13,527

3,000

17,000

31,757

Disposal 10 December 2025

(1,500)

1,500/3,000 x £17,000

(8,500)

1,500/3,000 x £31,757

(15,879)

1,500

8,500

15,878

Calculate the gain on the 1,500 shares:

£

Proceeds

1,500

x £36,000

27,000

2,000

Cost (from pool)

(8,500)

Unindexed gain

18,500

Less indexation £(15,879 – 8,500)

(7,379)

Chargeable gain

11,121

Total Gains

Gains

Previous 9 days

4,000

Pool

11,121

Chargeable gains to include in the corporation tax computation

15,121

5 Bonus issues

  1. A bonus issue increases the number of shares held with no corresponding increase in cost.

  2. The bonus shares are simply added to the number of shares column in the pool.

  3. As a bonus issue does not change the value of the pool, so do not index the pool before adding in the number of shares in the bonus issue, but remember that the next time the pool changes value, the indexed cost in the pool must be indexed from the date of the last indexation that took place, not the date of the bonus issue.

6 Rights issues

  1. A rights issue again increases the number of shares held, but this time there is also a cost associated with the shares. It is therefore dealt with in the same way as any other acquisition.

  2. The indexed cost in the pool is indexed to the date of the rights issue. The rights shares are added to the number of shares column and the cost is then added to both the cost and indexed cost columns in the pool.

Y Ltd acquired 3,000 shares in X Ltd on 20 July 1994 for £10,000. In February 1996 X Ltd made a 1:3 bonus issue.

Y Ltd sold 2,000 shares in March 2026 for £12,000.

Calculate the gain on the disposal of the shares in March 2026.

Indexation factors are as follows:

July 1994 to February 1996

0.048

February 1996 to December 2017

0.843

July 1994 to December 2017

0.931

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Matching rules:

Same day

×

Previous 9 days

×

Share pool

✓

Share pool

Number

Cost

Indexed cost

£

£

£

July 1994

3,000

10,000

10,000

February 1996 Bonus 1:3

1,000

–

–

No indexation of pool (though examiner may still give the indexation factor to that date - ignore!)

4,000

10,000

10,000

Index to December 2017 from July 1994 £10,000 x 0.931

9,310

4,000

10,000

19,310

Sale

(2,000)

(5,000)

(9,655)

2,000

5,000

9,655

Calculate the Gain

£

Proceeds

12,000

Less Cost

(5,000)

Unindexed Gain

7,000

Less Indexation allowance £(9,655 – 5,000)

(4,655)

Chargeable gain

2,345

Apply same-day acquisitions, then acquisitions in the preceding nine days (earliest first, FIFO), then the pool. The company rule looks backward, unlike the individual 30-day look-forward rule. Pool indexation is frozen at December 2017; later acquisitions add cost but get no new indexation.

Jaya Ltd has a pool of 1,000 shares with original cost £10,000. The supplied indexation factor to December 2017 is 0.20; no other indexation applies. In 2025 it buys 500 more shares for £8,000. Later it sells 600 shares for £12,000 with no same-day/previous-nine-day acquisitions. Compute gain.

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Opening indexation=10,000×0.20=2,000; indexed opening cost £12,000. Updated pool 1,500 shares; original cost £18,000; indexed cost £20,000. For 600 shares: cost 7,200; indexed cost 8,000; IA 800. Gain=12,000−7,200−800=£4,000. Remaining pool 900 shares; cost 10,800; indexed cost 12,000.

7 Replacement of business assets (Rollover Relief)

7.1 Definition

A gain may be ‘rolled over’ (and the gain deferred) where it arises on the disposal of a qualifying business asset where the sale proceeds are reinvested in another qualifying business asset.

7.2 Qualifying assets

Both the old and new assets must fall into one of the following categories:

  1. Land and buildings

  2. Fixed plant and machinery

Note that goodwill is not a qualifying asset for companies.

Both the old and new assets must be used in a trade of the vendor.

7.3 The relief

  1. The relief works in the same way for companies as it does for individuals, with the exception that indexation allowance may be available.

  2. The indexed gain is not taxed immediately but is postponed ('deferred') until the company makes a disposal of the replacement asset without further replacement.

  3. The postponement is achieved by deducting the gain deferred on the old asset from the cost of the new asset.

  4. Where the disposal proceeds of the old asset are not fully reinvested, the gain cannot be fully deferred.

  5. The replacement asset must be bought in the period 12 months before to 36 months after the disposal of the old asset.

  6. A claim must be made within 4 years from the end of the accounting period in which the disposal occurred.

JM Ltd bought a building for use in the trade in October 1994 for £150,000.

The building was sold in March 2026 for £400,000.

In June 2025 JM Ltd had bought some land for use in the trade for £500,000.

The company claims to defer gains whenever possible.

Calculate the chargeable gain on the disposal of the building and the base cost of the land.

The indexation factor from October 1994 to December 2017 is 0.915.

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£

Proceeds

400,000

Less: Cost

(150,000)

Unindexed Gain

250,000

Less: Indexation 0.915 × £150,000

(137,250)

Gain

112,750

Less: Rollover relief

(112,750)

Chargeable gain

NIL

Proceeds are fully reinvested into a qualifying asset within the specified time period (12 months before disposal date), so the entire gain of £112,750 can be rolled over against the cost of the land.

Base cost of the land:

£

Cost

500,000

Less: Rolled over gain

(112,750)

Base cost

387,250

A Ltd bought land for use in the trade in May 2003 for £200,000.

The land was sold in March 2025 for £350,000.

In September 2026 A Ltd bought a factory for use in the trade for £335,000.

The company claims to defer gains whenever possible.

Calculate the chargeable gain on the disposal of the land and the base cost of the factory.

The indexation factor from May 2003 to December 2017 is 0.532.

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£

Proceeds

350,000

Less: Cost

(200,000)

150,000

Less: Indexation 0.532 × £200,000

(106,400)

Gain

43,600

Less: Rollover relief

(28,600)

Chargeable gain

15,000

As partial reinvestment has occurred within 3 years of the disposal date, part of the gain can be deferred and part will become chargeable.

Proceeds not reinvested = £(350,000 – 335,000) = £15,000 which will become chargeable and the remaining gain of £28,600 (£43,600 – £15,000) can be deferred.

Base cost of new asset:

£

Cost

335,000

Less: Rolled over gain

(28,600)

306,600

8 Depreciating assets

8.1 Definition

  1. An asset with an expected life of a maximum 60 years

  2. Fixed plant and machinery

Note: You will only be examined on fixed plant and machinery and leasehold property with a life of 60 years or less.

8.2 Effect

If the new asset is a depreciating asset:

  1. The indexed gain deferred is not deducted from the cost of the new asset

  2. Instead it is postponed until the earliest of:

    1. the disposal of the new asset

    2. the date the new asset ceases to be used in the trade

    3. 10 years after the new asset was acquired

YR Ltd bought land for use in the trade in April 1998 for £200,000. The land was sold for £350,000 in May 2019. In March 2020 YR Ltd bought fixed plant for use in the trade, costing £390,000.

YR Ltd sold the fixed plant in February 2026.

YR Ltd has a year end of 31 March.

The indexation factor from April 1998 to December 2017 is 0.710.

Calculate the chargeable gains as far as the above information allows for the years ending 31 March 2020 and 31 March 2026.

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£

Proceeds (May 2019)

350,000

Less: Cost

(200,000)

Gain

150,000

Less: Indexation 0.710 x £200,000

(142,000)

Indexed gain

8,000

Less: Rollover relief

(8,000)

Chargeable gain

NIL

Due to all of the proceeds being invested in the replacement asset, full rollover relief is available and so no gain is chargeable in the year ended 31 March 2020.

The gain is deferred and will be chargeable in year ended 31 March 2026, when the depreciating asset is sold/ceases to be used in the trade (February 2026) as this is earlier than 10 years from its date of acquisition (March 2030).

  1. When the replacement asset is a depreciating asset, the gain is deferred as in (b) above. However, if a non-depreciating asset is purchased before the deferred gain crystallises, the original gain may be rolled over against the cost of the new, non-depreciating asset and will only crystallise on sale of the non-depreciating asset.

Mighty Ltd has been offered £160,000 for a freehold factory that it owns, and is now considering disposing of the factory. The company acquired the factory on 15 March 1984 and it now has an indexed cost (cost plus indexation) of £120,000. The factory has always been used in Mighty Ltd's trade.

Explain the chargeable gains implications of each of the following alternative courses of action that Mighty Ltd is considering taking to replace the factory if sold:

1. Acquiring a larger freehold factory for £170,000.

2. Acquiring a smaller freehold factory for £155,000 and using the remainder of the proceeds as working capital.

3. Using the proceeds to pay a premium of £180,000 for a 40-year lease of a new factory.

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The chargeable gain on the disposal of the freehold factory is £40,000 (£160,000 - £120,000).

(a) Larger freehold factory

The full gain will be rolled over against the base cost of the new factory as all the proceeds are reinvested:

£

Cost of factory

170,000

Gain rolled over

(40,000)

Base cost of new factory

130,000

(b) Smaller freehold factory

As not all of the proceeds are reinvested, the capital gain element that cannot be rolled over and will remain chargeable will be the proceeds not reinvested of £5,000 (£160,000 - £155,000). This will be immediately chargeable to corporation tax. The balance of the gain will be rolled over as follows:

£

Cost of factory

155,000

Gain rolled over (£40,000 - £5,000)

(35,000)

Base cost of new factory

120,000

(c) Lease

If all the proceeds are used to acquire a depreciating asset (one with an expected life of no more than 60 years), the capital gain is deferred until the earlier of:

  • the date that the leasehold property is sold

  • the date when the leasehold property ceases to be used in Mighty Ltd’s trade

  • the expiry of ten years from the acquisition date.

Therefore the base cost of the lease remains at £180,000.

In all the cases above the reinvestment must take place within 1 year before to 3 years after the disposal date if the gain is to be eligible for relief.

Kofi Ltd sells a qualifying trade building for £120,000 with indexed gain £40,000. It buys a qualifying non-depreciating replacement for £110,000 within the permitted period. Compute immediate gain and replacement cost.

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Not reinvested £10,000: immediate gain £10,000. Deferred £30,000. Replacement base=110,000−30,000=£80,000. Company goodwill is not a qualifying rollover asset.

Chika Ltd defers an eligible £15,000 gain into fixed machinery acquired on 1 August 2025. The machinery remains owned but ceases trade use on 1 December 2027. State the release date.

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The deferred gain becomes chargeable on 1 December 2027, the earliest of disposal, cessation of trade use and ten years after acquisition. Its cost is not reduced by the £15,000.