If you're selling property, shares, or other assets in Ireland, you need to understand how capital gains tax works before the bill arrives. This guide covers the current rate of capital gains tax, key exemptions, how to calculate what you owe, and the exact deadlines you need to hit in 2026.

Key Takeaways

Every individual gets a personal exemption of €1,270 per tax year on net chargeable gains. You can also offset capital losses from other disposals in the same year or carry them forward.

For 2026, gains arising between 1 January and 30 November must be paid by 15 December 2026. Gains in December 2026 are due by 31 January 2027. Your CGT return is due by 31 October 2027.

Principal private residence relief can fully exempt the capital gain on your family home, but investment properties, second homes, and most shares are usually fully chargeable.

A capital gains tax calculator can help estimate your tax liability, but final figures depend on allowable expenses, market value rules, and your personal circumstances.

What is Capital Gains Tax (CGT) in Ireland?

Capital gains tax CGT is a tax on the profit you make when you dispose of an asset. CGT applies to the chargeable gain only, not the total amount you receive. It is entirely separate from income tax in Ireland.

For example, if you buy shares for €20,000 and sell them for €45,000, the taxable gain is €25,000. You pay CGT on that profit, not on the full sale price of €45,000.

"Disposal" is broad. It covers selling, gifting, exchanging, and even receiving an insurance payout for a destroyed asset. Any time you dispose of an asset for more than you paid, a capital gain may arise.

Who Has to Pay Capital Gains Tax in Ireland?

Your CGT liability depends on your residence, ordinary residence, and domicile status. Here is how it breaks down:

An Irish resident and domiciled individual is generally liable for CGT on worldwide asset gains, wherever the asset is located.

An Irish resident but non-domiciled individual pays Irish CGT on Irish assets. For foreign assets, they are liable only on gains remitted to Ireland under the remittance basis.

A non-resident, non-ordinarily resident individual pays Irish CGT mainly on specified Irish assets: land and buildings in the State, mineral rights, and unlisted shares deriving value from Irish land.

Companies fall under a different regime where chargeable gains form part of corporation tax. This guide focuses on individual taxpayers.

Where dual residence or double tax treaties apply, professional taxation advice is strongly recommended to avoid paying tax twice on the same gain.

What Transactions and Assets Does CGT Apply To?

Capital gains tax in Ireland applies to gains on the sale, gift, or exchange of a wide range of assets. Common chargeable assets include:

Residential property, investment property, sites, development land (Irish or foreign)

Shares, securities, ETFs, and some funds

Business assets such as goodwill, premises, and certain intellectual property

Valuable personal possessions (art, jewellery, antiques) above modest values

Cryptoassets and digital currencies treated as capital assets

Gifting an asset is treated as a disposal at market value for CGT purposes, so you can pay CGT even when no money changes hands. An Irish resident is also liable on the sale of foreign property. Where foreign gains tax is paid, credit relief may apply under treaty rules.

Non-chargeable items include cash, most privately used cars, and gains covered by specific CGT relief. If you own only a share of an asset (say 50% of a holiday home), you calculate CGT on your share of the profit only.

Key CGT Exemptions and Reliefs (Including the Family Home)

Irish law provides several exemptions that can reduce or eliminate your liability, but conditions are strict.

The first €1,270 of chargeable gains is exempt from CGT each tax year. Spouses and civil partners each have their own exemption; it cannot be transferred between them.

Principal private residence relief can exempt property disposals from CGT when you sell your main residence. The exemption includes land up to about one acre (0.4 hectares) of garden and grounds. Your house must have been your only residence or main residence throughout ownership.

Transfers between spouses are exempt from capital gains tax, including many transfers under separation or divorce orders.

Land transferred to a child for home building may be exempt from CGT under site relief, provided the site value does not exceed €500,000 and the child occupies the new house as their principal private residence for at least three years.

Retirement relief applies to farmers and business owners aged 55 or over disposing of qualifying assets. Limits differ for disposals to children versus third parties.

No CGT applies to assets passed on after death. Instead, assets are rebased to market value at the date of death. However, beneficiaries may face capital acquisitions tax.

To qualify for Entrepreneur Relief, assets must be disposed of under specific conditions; qualifying gains up to €1.5 million may be taxed at 10% rather than 33%. Venture capital investments may also qualify for reduced CGT rates in certain cases.

Other exemptions cover certain government securities, some compensation payments, and specific approved schemes.

How to Calculate Capital Gains Tax Step by Step

Here is the core formula to calculate CGT:

Chargeable gain = Sale proceeds ? (Purchase price + Acquisition costs + Enhancement costs + Disposal costs)

You can deduct allowable expenses from the sale price to calculate CGT. These include stamp duty, legal fees, auctioneer or broker fees on both purchase and sale, and money spent on capital improvements like an extension. Normal repairs and maintenance are not allowable.

When no sale occurs (gifts, transfers at undervalue to connected persons), you must use market value instead of actual sale price.

Worked Example

Indexation relief may apply if you acquired the asset before 1 January 2003, adjusting the purchase price for inflation up to that date. It is not available for later acquisitions.

Aggregate all chargeable gains in the same tax year, subtract allowable capital losses (same year first, then carried-forward losses from a prior year), then apply the €1,270 exemption. A CGT calculator can help with estimates, but complex situations involving foreign assets, multiple currencies, or historic indexation should be reviewed by a tax adviser.

Deadlines, Payment and Filing Obligations

In Ireland you have two separate obligations: paying the CGT by specific dates and filing an annual tax return declaring all disposals.

Payment Deadlines for 2026

CGT payment is due by 15 December after disposal for gains in the initial period. Specific payment deadlines exist for CGT based on the date of asset disposal.

Irish resident individuals generally pay CGT through Revenue Online Service (ROS) or myAccount under self assessment. Interest and penalties apply to late payment.

You must file a CGT return by 31 October of the following year. For 2026 disposals, file by 31 October 2027. You can use ROS to file your CGT return online. You must file a return for all disposals, even where no tax is due because of exemptions, losses, or reliefs.

Purchasers of Irish land or buildings above statutory thresholds may need to withhold 15% of the consideration and remit it to Revenue on behalf of the vendor, unless a CG50A clearance certificate is provided. This amount is then credited against the vendor's tax liability.

Keep all purchase documents, improvement invoices, and sale contracts for many years. Revenue can query your CGT computation at any time.

Frequently Asked Questions about Capital Gains Tax Ireland

Do I pay CGT when I sell my family home in Ireland?

Most sales of a principal private residence are exempt under principal private residence relief. Conditions include occupation as your main residence and land not exceeding about one acre. If part of the house was used exclusively for business, or there is excess land, some of the gain on that portion may be chargeable. Second homes, buy-to-let properties, and holiday homes do not qualify and are usually fully liable.

How does Irish CGT work if I sell a foreign property?

An Irish resident and ordinarily resident individual must pay capital gains tax on worldwide gains, including foreign property sales. Where a double taxation agreement exists, foreign tax paid on the gain can usually be claimed as a credit against Irish CGT. All gains must be calculated in euro, so keep records of exchange rates at both purchase and sale dates.

Is there any CGT on assets I inherit?

There is no Irish CGT simply because you inherit an asset. Capital acquisitions tax may apply instead. CGT can arise later if you sell the inherited asset for more than its market value at the date of death. Both CGT and capital acquisitions tax rules should be checked before selling inherited property or investments.

Can I use capital losses to reduce my CGT bill?

Capital losses can be offset against capital gains to reduce CGT payable. Losses in the same tax year are applied first; unused losses carry forward to the following year and beyond. Losses cannot be set against income such as salary or rent. To claim a loss, the disposal must be reported to Revenue.

What records should I keep to support my CGT calculation?

To accurately calculate and report your capital gains tax liability, it is essential to keep comprehensive records of all relevant transactions. This includes purchase and sale contracts, invoices for legal fees, stamp duty receipts, auctioneer or broker fees, and receipts for any capital improvements made to the asset. Maintaining detailed documentation of these costs will help you accurately determine your chargeable gain and ensure you can substantiate your calculations if Revenue requests evidence. It is recommended to keep these records for several years after the disposal, as Revenue can review your CGT computations during this period.

Disclaimer: This article is intended for general informational and educational purposes only and should not be construed as legal, regulatory, tax, business, or financial advice. While reasonable efforts have been made to ensure that all facts, figures, and data are accurate and valid as of the date of publication, no warranty or guarantee is given as to the ongoing completeness, accuracy, or currency of the information The content is based on information available at the time of publication. Regulations, government policies, market conditions, and service offerings may change over time and vary across jurisdictions and providers. As a result, some information may no longer be current or applicable. Readers should independently verify all information and consult qualified professional advisors before making any financial, legal, or business decisions.