CGT is a tax on the profit (gain) you make when you sell or dispose of an asset, including property. The seller is responsible for calculating and paying any CGT due.

The standard CGT rate in Ireland is 33% on chargeable gains.

CGT is paid as “preliminary CGT” based on the date of disposal (sale). Payment deadlines depend on whether the disposal happens before or during December.

• Disposals 1 January to 30 November: CGT payable by 15 December of the same year.
• Disposals in December: CGT payable by 31 January of the following year.

You must file your CGT return on or before 31 October of the year following the disposal, even if no tax is due because of reliefs or losses.

Broadly: sale proceeds – allowable costs – purchase cost = chargeable gain. CGT is then charged at 33% on the chargeable gain (after any available reliefs/exemptions/losses).

Allowable deductions typically include:

• purchase costs (including certain acquisition expenses)
• incidental costs of buying/selling (e.g., legal/agent fees)
• enhancement expenditure (capital improvements that add value)

Usually no. Routine repairs/maintenance are generally not “enhancement expenditure” for CGT purposes (enhancements are capital improvements that add value and are reflected in the asset at disposal).

PPR relief can reduce or eliminate CGT when the property sold was your main home (principal private residence), depending on occupancy and usage over the ownership period.

CGT usually applies on any gain because PPR relief generally doesn’t apply to rental/investment properties. You calculate the gain, pay CGT by the relevant deadline, and file the CGT return by the 31 October deadline.

Where Section 980 applies (generally above the thresholds), the buyer is obliged to withhold 15% of the purchase price and pay it to Revenue unless the seller provides CG50A clearance (or another applicable clearance route).

CGT can arise when you sell an inherited property, based on the increase in value between inheritance and sale. The starting “base cost” is typically the market value at the date of inheritance (then adjusted for allowable costs/enhancements).

Yes. Allowable capital losses can generally be set against capital gains (and unused losses can typically be carried forward), reducing CGT. Revenue examples show losses offsetting gains in the same year.

Yes - non-residents can be liable to Irish CGT on disposals of Irish property. Practically, non-resident sellers should be especially mindful of Section 980/CG50A clearance, because buyers may withhold 15% if clearance isn’t in place where the thresholds apply.