The essentials you need to know if you’re considering gifting your home to your children
Your home is likely to be one of the largest assets you own. Indeed, according to the Halifax House Price Index, in August 2025, the average house in the UK was worth almost £300,000. So, you might be wondering how to efficiently pass on your property, including gifting your home to your children, to minimise an Inheritance Tax (IHT) bill.
In 2025/26, you can pass on up to £325,000 before IHT might be due. This is known as the “nil-rate band”. You can often use the residence nil-rate band, which is £175,000 in 2025/26, if you leave a qualifying property, including your main home, to a direct descendant.
In addition, you can pass on unused allowances to your spouse or civil partner. As a result, you might be able to pass on up to £1 million before IHT is due on your estate.
Both the nil-rate band and residence nil-rate band are frozen until April 2030. So, even if the value of your estate hasn’t exceeded the threshold for paying IHT yet, it might in the future as the value of your home and other assets rise.
Passing on assets during your lifetime may be an effective way to reduce the value of your estate, though gifts may be included when calculating IHT for up to seven years after they are given.
As a large asset, gifting your home could be useful, but how does it work, and what are the risks?
HMRC will not recognise a gift if you retain an interest in it
One of the challenges of passing on property to your children for IHT purposes is that you often want to remain living in your home, which can add a layer of complexity.
If you gifted your home to your child and remained living in it rent-free, it would be considered a gift with reservation of benefit as you retain an interest in the property. In this case, HMRC would not recognise this as a gift when calculating IHT, so your estate would still potentially be liable for IHT on the property.
Usually, you’ll have two options to gift a property to reduce an IHT bill:
- Leave your home forever, as if you had sold it. This might be a useful option if you own multiple properties and wish to pass on your home or other property during your lifetime.
- Remain in your home and pay market rent to your child, who would now be the owner. While this option may reduce an IHT bill, your child might need to pay Income Tax on the rent they receive.
As well as understanding the IHT rules, there are also risks that are important to consider before you gift property to your child. Once the property transfer has been completed, you will no longer be the homeowner, and it’s an irreversible decision.
Your child would be able to make decisions regarding the property, including selling it, which can be particularly risky if you plan to remain living there.
While you might not have concerns about them selling the property while you live there, it’s impossible to know what’s around the corner. For example, what would happen if your child faced financial difficulties and needed to sell the property as a result? This could leave you in a financially vulnerable position with fewer options.
Transferring equity to your child could be an alternative option
One alternative option is to transfer equity to your child. In this scenario, you’d remain on the legal title as the original owner, and your child will be added as an additional owner. This could provide you with some security while still passing on a portion of your property wealth during your lifetime.
Transferring equity can be a complex process, especially if you’re still paying a mortgage. Seeking legal advice could help you avoid mistakes and ensure it’s the right option for you.
There are also tax considerations to assess before you transfer equity to your child.
First, any equity you gift might be included in your estate for IHT purposes for up to seven years after it was given. Second, in some cases, your child could be liable for Stamp Duty when they receive the equity.
Again, seeking professional financial and legal advice could help you understand the tax implications of transferring equity.
Contact us to talk about how to make your property part of your estate plan
If you’d like to talk about passing assets, including your property, to your children or other beneficiaries as part of your estate plan, please get in touch.
Please note: This blog is for general information only and does not constitute financial advice, which should be based on your individual circumstances. The information is aimed at retail clients only.
The Financial Conduct Authority does not regulate estate planning or inheritance tax planning.