When you sell a property in Ireland for more than you paid for it, the profit (or "gain") is subject to Capital Gains Tax (CGT) at 33%. Several reliefs and exemptions can reduce or eliminate the tax, but you need to know which ones apply to your situation and when to pay.
Your taxable gain is: Sale price minus purchase price minus allowable costs minus reliefs minus the annual exemption (EUR 1,270 per person).
Allowable costs include: solicitor and auctioneer fees on both purchase and sale, stamp duty paid on purchase, and enhancement expenditure (extensions, renovations that add value). You must have receipts for all enhancement expenditure.
For assets acquired before 1 January 2003, indexation relief applies. Revenue publishes multiplier tables that adjust the original cost for inflation up to 2003.
The standard CGT rate is 33%, applied to the net gain after all deductions and reliefs. There is no distinction between short-term and long-term gains in Ireland.
Under Section 604 TCA 1997, the gain on the sale of your principal private residence (PPR) is fully exempt from CGT. However, the exemption is proportional if part of the property was used for business or was rented out. The exemption also covers the last 12 months of ownership, even if you had moved out, plus the garden and grounds up to one acre.
Under Section 597AA TCA 1997, a reduced rate of 10% applies to qualifying business asset disposals, up to a lifetime limit of EUR 1,500,000 in chargeable gains. To qualify, you must have owned at least 5% of the business for a continuous 3-year period in the 5 years before disposal.
Under Section 598 TCA 1997, if you are aged 55 or over and dispose of qualifying business assets worth up to EUR 750,000, full CGT relief applies. For disposals to a child, there is no upper limit (provided you are under 66). Check the qualifying conditions carefully.
| When the gain arises | Payment deadline |
|---|---|
| 1 January to 30 November | 15 December of the same year |
| 1 to 31 December | 31 January of the following year |
The gain must also be reported on your annual tax return (Form 11 or Form CG1) by 31 October of the following year.
Any capital expenditure that enhances the value of the property is deductible. This includes extensions, structural renovations, new bathrooms or kitchens (where they add value, not just replace like-for-like). Keep all invoices and receipts.
Full gain calculation, all applicable reliefs checked, payment dates, and CG1 form guidance. EUR 79, delivered by email.
Get Your Report - EUR 79If you acquired the asset before 1 January 2003, Revenue allows you to adjust the purchase price for inflation using published multiplier tables. For example, an asset bought in 1990 has a multiplier of 1.442, meaning a EUR 200,000 purchase is treated as EUR 288,400 for CGT purposes. This can significantly reduce the taxable gain. The multipliers are fixed and published by Revenue; they do not change.
Principal Private Residence relief under Section 604 TCA 1997 is the most commonly claimed CGT exemption. If you have lived in the property as your sole or main residence for the entire period of ownership, the gain is fully exempt. However, the exemption becomes proportional if you rented out part of the property, used part for business, or were non-resident for any period during ownership.
The last 12 months of ownership always count as PPR use, even if you had moved out. This rule exists to give owners time to sell after relocating. The garden and grounds up to one acre (including the site of the house) are also covered.
The timing of a property sale can affect your cash flow significantly. If you sell in November, CGT is due by 15 December, giving you roughly 2 weeks. If you wait until January, CGT on that gain is not due until 15 December of the same year, giving you nearly 12 months. The gain must still be reported on your annual return by 31 October of the following year.
For married couples, each spouse has their own EUR 1,270 annual exemption. If the property is jointly owned, each spouse can use their exemption, effectively doubling the tax-free amount to EUR 2,540.
Disclaimer: This information reflects the 2026 tax year. Tax rules change annually following the Budget. Check Revenue.ie for the latest rates and thresholds. This guide is for informational purposes only and does not constitute tax advice.