Sands End today, from gasworks to riverside flats
Sands End is the southernmost corner of Hammersmith and Fulham, tucked into a deep bend of the Thames between Wandsworth Bridge and Chelsea Creek, with New King's Road along its northern edge. For about two centuries it was an industrial area. The Imperial Gas Light and Coke Company bought land here in 1824, and gasworks, a power station, a brewery and a biscuit factory gave work to a close knit local community.
That has changed a great deal. St George redeveloped the old gasworks land into Imperial Wharf, a large riverside complex of apartments. Chelsea Harbour, with its marina and the Design Centre Chelsea Harbour, sits on the creek, and Chelsea Creek has brought more new homes along the waterside. The next big change is King's Road Park, the St William scheme on the former Fulham Gasworks just south of King's Road, planned for about 1,800 homes around a new public park.
Imperial Wharf station opened in 2009 on the London Overground, with Southern trains as well, and river buses run from Chelsea Harbour Pier at peak times. There is still no Underground station, which is one reason the area kept its own character for so long.
Tax for flat owners and landlords in the new developments
Most of the new homes in Imperial Wharf, Chelsea Harbour and Chelsea Creek are flats, and not every owner lives in theirs. Some bought off plan with the aim of letting. Others moved away and kept their old home as a rental.
Rental profit is taxed as income, and the rules have tightened. Mortgage interest on a residential let gives only a basic rate tax credit, not a full deduction. Service charges, ground rent, letting agent fees and repairs are normally allowable, but improvements are not, and the line between the two is where many landlords go wrong. Making Tax Digital for Income Tax applies from 6/4/2026 to landlords with qualifying income over £50,000, and from 6/4/2027 to those over £30,000.
When a riverside flat is sold, capital gains tax at 18% or 24% may be due on the gain above the £3,000 annual exempt amount. It has to be reported and paid to HMRC within 60 days of completion, so it pays to have the numbers worked out before you agree a sale.
- Annual rental income returns
- Advice on what counts as a repair and what is an improvement
- 60 day capital gains tax reports on flat sales
- Making Tax Digital set up for landlords
What we help people in Sands End with
- Rental income tax returns for UK and overseas landlords
- Non Resident Landlord Scheme applications
- Capital gains tax calculations and 60 day reports
- Making Tax Digital quarterly updates
- Limited company accounts and corporation tax
- VAT returns including imports and overseas sales
- Business set up and HMRC registration
- Self assessment for freelancers and consultants
Owners who live overseas
Some owners of flats here live abroad. If you own a flat in Sands End but live outside the UK, the Non Resident Landlord Scheme applies. Your letting agent, or your tenant if there is no agent, may have to deduct basic rate tax from the rent unless HMRC approves you to receive it gross.
You still need to file a UK tax return for the rental income, and a sale has to be reported within 60 days even if there is no tax to pay. An accountant can apply for gross payment, handle your annual return and look after the reporting when you sell.
Design trade and showroom businesses near Chelsea Harbour
The Design Centre Chelsea Harbour houses more than 140 showrooms, and the furniture and interiors trade spreads up Wandsworth Bridge Road too. Many of these businesses are small companies selling fabrics, lighting and furniture to interior designers, often with imported stock and customers abroad.
Imports bring import VAT and duty, and sales to overseas clients have their own VAT treatment, so the VAT return is often the trickiest part of the year. Stock valuation at the year end, foreign currency and long lead times on orders all affect the profit figure. A qualified accountant who understands trade sales can keep the accounts accurate and file the corporation tax return on time.
Small firms, startups and the self employed
Sands End has a business enterprise centre in the Sulivan area, Hurlingham Retail Park sits on the river, and Wandsworth Bridge Road has its own run of restaurants and furniture shops. Many residents of the newer flats also work for themselves, as consultants, designers or freelancers, from home.
If you are starting out, an accountant can help you decide whether to stay a sole trader or form a limited company, register with HMRC, and set up simple bookkeeping. The trading allowance means the first £1,000 of trading income can be tax free, which helps people testing a small side business, but anyone above that needs to register for self assessment and file by 31/1.
How it works for Sands End clients
Most clients work with their accountant online, by email and video, with meetings arranged when needed. That works well for owners who live abroad, and for residents who commute out on the Overground each day.
Fees are fixed and agreed before any work starts, after a free review. Send us an enquiry with a few lines about your property or business, and we will put you in touch with an ACCA qualified accountant who works with clients across Fulham.
Who we work with here
- Owners letting flats in Imperial Wharf, Chelsea Harbour or Chelsea Creek
- Landlords who live outside the UK
- Showroom and design trade businesses near Chelsea Harbour
- Freelancers and consultants working from home in SW6
- Local shop and service businesses on Wandsworth Bridge Road
Common questions
Can I find an accountant for my Imperial Wharf rental flat?
Yes. Accountants Fulham passes enquiries to ACCA qualified accountants who prepare rental income returns for flat owners across Sands End. They can also check whether Making Tax Digital applies to you.
I live abroad and let my Chelsea Harbour flat. Is tax taken from my rent?
Under the Non Resident Landlord Scheme, your agent or tenant may have to deduct basic rate tax unless HMRC has approved you to receive rent gross. An accountant can make that application and file your UK return each year.
Are service charges deductible for a flat I let out in Sands End?
Service charges and ground rent on a let flat are normally allowable costs against rental income. Charges that pay for improvements rather than upkeep may be treated differently, so it is worth having an accountant check the breakdown.
How long do I have to pay capital gains tax after selling a flat?
For a UK residential property, the gain must be reported and any tax paid within 60 days of completion. This applies to UK residents with tax to pay, and non residents must report the sale even when no tax is due.
Do you work with design and furniture companies near Chelsea Harbour?
Yes. The accountants we work with handle company accounts, VAT returns and corporation tax for small trade businesses, including those importing stock and selling to clients overseas.
What does an accountant in Sands End cost?
Fees depend on the work involved, so they are set after a free review. You will have a fixed fee agreed before any work starts.
Do I need to meet my accountant in person?
No. Most clients share documents online and talk on video or by email. A meeting can be arranged when needed.