Capital Gains Tax Calculator Ireland
Calculate the Capital Gains Tax (CGT) payable when you sell property, shares, or investments in Ireland. Enter the purchase price, sale price, and any improvement costs to see your chargeable gain and CGT liability at the 33% rate.
How Capital Gains Tax Works in Ireland
Capital Gains Tax (CGT) in Ireland is charged at 33% on the profit (chargeable gain) from the disposal of assets including property, shares, and other investments. The chargeable gain is calculated by taking the sale proceeds and deducting the original purchase price, any enhancement expenditure that has added value to the asset, and incidental costs of acquisition and disposal such as solicitor fees, auctioneer fees, and stamp duty paid on purchase. Each individual has an annual exemption of 1,270 euro — the first 1,270 euro of gains in any tax year is exempt from CGT. Married couples each have their own annual exemption. Losses from one disposal can be offset against gains on other disposals in the same or future tax years.
CGT Payment Deadlines and Returns
CGT in Ireland operates on a split-year basis with two payment periods. For gains arising between 1 January and 30 November, CGT is due by 15 December of the same year. For gains arising in December, CGT is due by 31 January of the following year. The CGT return is filed as part of your annual income tax return (Form 11 or Form CG1) by 31 October of the year following the year of disposal. Late payment attracts interest at 0.0219% per day. It is important to calculate and pay CGT promptly, even before the annual tax return deadline, as the payment deadlines are earlier than the filing deadline.
Principal Private Residence Relief
The most valuable CGT relief for individuals is the Principal Private Residence (PPR) exemption. If you sell your main home and have lived in it as your only or main residence throughout the ownership period, the gain is fully exempt from CGT. If the property was your PPR for only part of the ownership period, the gain is apportioned between the exempt period and the taxable period. The last 12 months of ownership are always treated as PPR period, regardless of whether you were living there. If part of the property was used exclusively for business purposes or was rented out, that portion of the gain may be taxable. The PPR relief does not apply to development land in excess of one acre.
CGT on Shares and Investments
CGT applies to gains on the sale of shares, unit funds, ETFs, and other financial instruments. For shares, the FIFO (First In, First Out) rule applies — shares sold are matched with the earliest shares acquired. This is important for investors who have purchased shares in the same company at different times and prices. Irish-domiciled ETFs and unit trusts are subject to a different regime called the exit tax (41%) rather than CGT. Non-Irish ETFs listed on foreign exchanges are subject to CGT at 33% with deemed disposal every 8 years. Cryptocurrency disposals are also subject to CGT at 33%. Losses on one type of asset can be offset against gains on another, but speculative losses cannot be offset against non-speculative gains.
Frequently Asked Questions
What is the CGT rate in Ireland?
The standard Capital Gains Tax rate in Ireland is 33% on chargeable gains. This applies to gains from the disposal of property, shares, and most other assets. A higher rate of 40% applies to certain foreign life assurance policies and offshore funds. The CGT rate was increased from 30% to 33% in Budget 2014 and has remained at that level since.
What is the annual CGT exemption in Ireland?
Each individual in Ireland has an annual CGT exemption of 1,270 euro. This means the first 1,270 euro of chargeable gains in any tax year is exempt from CGT. The exemption cannot be carried forward to future years if unused. Married couples each have their own 1,270 euro exemption, giving a combined annual exemption of 2,540 euro.
Is the sale of my home subject to CGT?
No, if the property has been your principal private residence (PPR) throughout the entire period of ownership, the gain is fully exempt from CGT under PPR relief. However, if the property was rented out for part of the time, used for business, or if you owned more than one acre of land, part of the gain may be taxable. The last 12 months of ownership are always treated as PPR regardless of actual residence.
Can I offset capital losses against gains?
Yes, capital losses can be offset against capital gains in the same tax year. If losses exceed gains, the excess can be carried forward indefinitely to offset against future gains. Losses must be claimed within four years of the end of the tax year in which they arise. However, losses from connected party disposals or speculative transactions have restrictions on how they can be used.
When must CGT be paid in Ireland?
CGT has two payment periods. For gains from 1 January to 30 November, CGT must be paid by 15 December of the same year. For gains arising in December, payment is due by 31 January of the following year. The CGT return is filed as part of the annual tax return by 31 October following the year of disposal. Interest is charged on late payments at 0.0219% per day.
Is CGT payable on cryptocurrency in Ireland?
Yes, Revenue has confirmed that gains from the disposal of cryptocurrency (Bitcoin, Ethereum, etc.) are subject to CGT at the standard rate of 33%. The same rules apply as for other assets — you calculate the gain by deducting the cost of acquisition from the disposal proceeds, and the annual exemption of 1,270 euro applies. Mining cryptocurrency may also give rise to income tax rather than CGT depending on the circumstances.