Do I have to pay Capital Gains Tax in Ireland?
Sometimes — CGT applies at 33% on gains above your annual exemption, but many disposals are fully relieved. The standard rate is 33% of the taxable gain. The first €1,270 of gains per person each year is exempt (each spouse has their own, non-transferable). Your home is exempt under Principal Private Residence (PPR) relief, including grounds up to one acre, with the last 12 months of ownership always counted as occupation. Assets passing on death aren't subject to CGT (the heir's base cost resets to market value), and transfers between spouses or civil partners are exempt. Payment is due by 15 December for disposals from January to November (31 January for December disposals). Crucially, you must file a CGT return for every disposal — even when no tax is due. In short: yes if your gains exceed €1,270 and aren't relieved.
📋 The rules
- Standard rate is 33% of the gain
- First €1,270 of yearly gains is exempt
- Your home is exempt under PPR relief
- Assets passing on death aren't taxed
- You must file a return for every disposal
🔓 Exceptions
- Spouse/civil-partner transfers are exempt
- A site to a child to build their home can be exempt (under 1 acre, ≤€500,000)
- Cars, lottery wins and small chattel gains are exempt
⚠️ Penalties & fines
CGT is self-assessed, so late payment or filing brings Revenue interest and surcharges, and a return is legally required for all disposals even when no tax is owed. Payment deadlines: dispose 1 Jan–30 Nov, pay by 15 December that year; dispose 1–31 Dec, pay by 31 January following. The return itself (Form CG1, or Form 11 if self-assessing) is due by 31 October of the year after disposal. The flat rate is 33% (40% for certain offshore products). Beware a myth: "selling my main home or any property gain is automatically tax-free, and no return is needed under €1,270" is misleading — PPR relief can be restricted (business use, grounds over an acre, long absences), and a return is still required even when a gain is fully relieved. To handle it: file the CGT return and pay any tax by the deadline.
📎 Official sources
- Citizens Information — Capital Gains Tax →
- Revenue — how to calculate CGT →
- Revenue — Principal Private Residence relief →
❓ Frequently asked
What is the Capital Gains Tax rate?
The standard rate of Capital Gains Tax in Ireland is 33% of the chargeable gain — broadly, the profit you make when you sell or dispose of an asset for more than it cost you. A higher 40% rate applies to gains on certain foreign life policies and offshore funds. The first €1,270 of gains each year is exempt.
Do I pay CGT when I sell my home?
Usually not. Your main home is generally exempt from CGT under Principal Private Residence relief, including gardens or grounds up to one acre. However, the relief can be restricted if you used part of the home for business, the grounds exceed an acre, or you had long periods of non-qualifying absence. You should still file a return.
Is there a tax-free allowance?
Yes. The first €1,270 of chargeable gains per person each year is exempt from Capital Gains Tax. Each spouse or civil partner has their own €1,270 exemption, but it can't be transferred between them. Gains above the exemption, after any reliefs, are taxed at 33%.
Do I pay CGT on an inheritance?
No, there's no Capital Gains Tax on assets passing on someone's death — the person inheriting takes the asset at its market value at the date of death as their new base cost. Inheritances may instead be subject to Capital Acquisitions Tax, which is a separate tax on the beneficiary.
Do I have to file a return even if no tax is due?
Yes. You're legally required to file a Capital Gains Tax return for every disposal of an asset, even where the gain is fully covered by reliefs or the annual exemption and no tax is payable. The return is due by 31 October of the year after the disposal, using Form CG1 or Form 11.
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