If you've sold property, shares, or other assets in Ireland at a profit, you're likely required to file a capital gains tax return in Ireland and pay the applicable tax. Capital Gains Tax (CGT) is one of the most commonly misunderstood taxes, and failing to file correctly — or on time — can result in penalties, interest charges, and unnecessary stress.
This Ireland tax filing guide walks you through every step of the CGT return process for the 2025/2026 tax year, including current rates, key deadlines, available exemptions, and practical examples to help you understand exactly what you owe. Whether you're a resident disposing of investment property, a non-resident selling Irish assets, or someone who sold shares during the year, this guide has you covered.
What Is Capital Gains Tax in Ireland?
Capital Gains Tax (CGT) is a tax on the profit (or "gain") you make when you sell or dispose of an asset that has increased in value. It's important to understand that CGT applies to the gain — not the total sale price. The gain is calculated as the difference between what you paid for the asset (the "base cost") and what you sold it for, after allowable deductions.
Assets Subject to CGT
In Ireland, CGT can apply to the disposal of a wide range of assets, including:
- Real property — houses, apartments, land, and commercial property (excluding your principal private residence in most cases)
- Shares and securities — stocks, bonds, and units in investment funds
- Business assets — goodwill, intellectual property, and machinery
- Foreign currency — gains on currency conversions above certain thresholds
- Cryptocurrency — Bitcoin, Ethereum, and other digital assets
- Personal possessions — valuable items such as art, antiques, and jewellery (subject to specific thresholds)
Who Must Pay CGT?
- Irish residents and ordinarily resident individuals are liable to CGT on worldwide gains — meaning gains on assets located anywhere in the world.
- Non-residents are liable to CGT only on gains arising from the disposal of specified Irish assets, primarily Irish land, buildings, minerals, and shares deriving their value from such assets.
Current CGT Rates and Exemptions for 2025/2026
Understanding the applicable rates and exemptions is essential before you begin the filing process.
Standard CGT Rate
The standard rate of Capital Gains Tax in Ireland for the 2025/2026 tax year is 33%. This rate applies to most disposals of assets by individuals and companies.
A reduced rate of 10% may apply to qualifying gains under the Entrepreneur Relief scheme. Under this relief, the first €1,000,000 in lifetime chargeable gains from the disposal of qualifying business assets is taxed at 10% rather than 33%. This relief is subject to strict conditions regarding ownership, involvement in the business, and the nature of the assets.
Annual CGT Exemption
Every individual is entitled to an annual personal exemption of €1,270. This means the first €1,270 of your total chargeable gains in any tax year is tax-free. This exemption cannot be transferred between spouses or carried forward to future years.
Key Exemptions and Reliefs
Several important exemptions and reliefs may reduce or eliminate your CGT liability:
- Principal Private Residence Relief — Gains on the sale of your main home are generally exempt from CGT, provided it has been your only or main residence throughout the period of ownership.
- Transfers between spouses/civil partners — Disposals between spouses or civil partners are treated as being made at a price that gives rise to neither a gain nor a loss.
- Small disposals exemption — If total disposal proceeds for all assets in the year do not exceed €1,270 in gains, no CGT is payable.
- Retirement Relief — Individuals aged 55 or over who dispose of qualifying business assets may qualify for relief, subject to thresholds based on age and the value of the disposal.
- Revised Entrepreneur Relief — As noted above, the 10% rate on up to €1,000,000 of qualifying gains.
Use our Ireland Capital Gains Tax Calculator to quickly estimate your CGT liability based on your specific disposal details.
How to Calculate Your Capital Gains Tax
Before filing your return, you need to calculate your chargeable gain accurately. Here's the step-by-step formula:
Step 1: Determine the Disposal Proceeds
This is the amount you received (or are deemed to have received) for the asset. In a market-value transaction, this is the sale price. For gifts or transfers to connected persons, market value at the date of disposal is used.
Step 2: Deduct the Allowable Base Cost
The base cost includes:
- The original purchase price of the asset
- Incidental costs of acquisition (e.g., legal fees, stamp duty, auctioneer's fees)
- Enhancement expenditure — costs of improving the asset (but not maintenance or repair costs)
- Incidental costs of disposal (e.g., solicitor's fees, estate agent's fees)
Step 3: Apply Indexation Relief (If Applicable)
For assets acquired before 1 January 2003, you may be entitled to indexation relief. This adjusts the base cost of the asset upward using Revenue-published multipliers to account for inflation between the year of purchase and 2003. No indexation applies to the period after 1 January 2003.
Step 4: Deduct Allowable Losses
If you made capital losses on other disposals in the same year or have unused capital losses carried forward from previous years, these can be offset against your gains.
Step 5: Deduct the Annual Exemption
Deduct your annual personal exemption of €1,270 from the net gain.
Step 6: Apply the CGT Rate
Multiply the remaining chargeable gain by 33% (or 10% if Entrepreneur Relief applies).
Practical Example
Let's say you purchased shares in 2018 for €20,000 (including broker fees) and sold them in September 2025 for €55,000 (with selling costs of €500):
- Disposal proceeds: €55,000
- Less base cost: €20,000 + €500 (disposal costs) = €20,500
- Gross gain: €55,000 − €20,500 = €34,500
- Less annual exemption: €34,500 − €1,270 = €33,230
- CGT at 33%: €33,230 × 0.33 = €10,965.90
Your CGT liability in this scenario would be €10,965.90.
Want to run your own numbers? Try our Ireland Capital Gains Tax Calculator for an instant estimate.
Key Deadlines for Filing and Paying CGT in Ireland
Ireland has a unique CGT payment system that splits the tax year into two periods. Missing these deadlines results in interest charges and potential surcharges, so it's critical to be aware of them.
Payment Deadlines
| Disposal Period | Payment Deadline |
|---|---|
| 1 January – 30 November 2025 ("Initial Period") | 15 December 2025 |
| 1 December – 31 December 2025 ("Later Period") | 31 January 2026 |
This means that if you sold an asset in March 2025, the CGT payment is due by 15 December 2025 — not when you file your annual return.
Filing Deadline
Regardless of when the disposal took place during the year, your CGT return must be filed by 31 October of the year following the tax year of disposal. For disposals made in 2025, the return is due by 31 October 2026.
If you file online through Revenue's ROS (Revenue Online Service), an extended deadline typically applies, usually to mid-November 2026. Revenue confirms the exact extended deadline each year.
Important: The payment deadline comes before the filing deadline. You must pay first and file later — a common point of confusion.
Step-by-Step Guide: How to File Your Capital Gains Tax Return in Ireland
Now that you understand the calculations and deadlines, here's exactly how to file taxes in Ireland for capital gains.
Step 1: Register with Revenue
If you're not already registered with the Irish Revenue Commissioners, you'll need to register for tax. Most individuals file using the Form 11 (self-assessed income tax return), which includes a section for capital gains.
- Register for a myAccount (for PAYE taxpayers with straightforward CGT) or ROS (Revenue Online Service, for self-assessed individuals) at www.revenue.ie.
Step 2: Gather Your Documentation
Before beginning the return, ensure you have:
- Records of the original purchase (contracts, receipts, solicitor's statements)
- Records of the sale (completion statements, broker confirmations)
- Evidence of any enhancement expenditure
- Details of any allowable losses from the current or previous years
- Proof of incidental costs (legal fees, auctioneer fees, etc.)
Step 3: Calculate Your Chargeable Gain
Using the calculation method outlined above, determine your chargeable gain and CGT liability. Our Ireland Capital Gains Tax Calculator can simplify this process.
Step 4: Pay the CGT Due
CGT is paid before the return is filed. Payment can be made through:
- ROS — online payment via debit card, credit card, or bank transfer
- myAccount — for PAYE taxpayers
- Revenue-approved payment methods — including direct debit
Use the CGT payment return (Form CG1) if you are a PAYE worker not otherwise required to file a Form 11. However, if you are self-assessed, the CGT is reported and reconciled within your Form 11.
Ensure you pay by the correct deadline (15 December or 31 January, as applicable).
Step 5: Complete and Submit Your Tax Return
For PAYE workers (not self-assessed):
- Log in to myAccount on revenue.ie
- Complete the Form CG1 (Capital Gains Tax Return)
- Declare all disposals made during the tax year, even if no gain arose or a loss was incurred
- Submit by 31 October of the following year (or the extended ROS deadline if filing online)
For self-assessed individuals:
- Log in to ROS at revenue.ie
- Open your Form 11 for the relevant tax year
- Navigate to the Capital Gains section of the Form 11
- Enter details of all disposals, including asset descriptions, dates, proceeds, costs, and gains/losses
- Declare any reliefs or exemptions claimed
- Review and submit the completed return
Step 6: Retain Your Records
Revenue requires you to keep all records relating to CGT disposals for a minimum of 6 years after the filing date. This includes purchase and sale documentation, valuation reports, and correspondence with agents or solicitors.
Common Mistakes to Avoid When Filing CGT in Ireland
Filing errors can lead to penalties, interest charges, or missed reliefs. Here are the most common mistakes taxpayers make:
1. Missing the Payment Deadline
Many taxpayers confuse the filing and payment deadlines. Remember: payment comes first. If you sold an asset in February, you can't wait until October of the following year to pay — the CGT is due by 15 December of the same year.
2. Forgetting to Report All Disposals
You must report all disposals, even those that result in a loss or no gain. Failing to report a disposal — even a loss-making one — is a compliance issue and means you may lose the ability to use that loss to offset future gains.
3. Not Claiming Allowable Costs
Many filers forget to deduct legitimate costs such as legal fees, stamp duty paid on purchase, or improvement costs. These can significantly reduce your gain.
4. Overlooking the Annual Exemption
The €1,270 annual exemption is per individual, per year. It's not much, but every euro counts. Don't forget to apply it.
5. Ignoring Double Taxation Agreements
If you're disposing of assets in another country or you're a non-resident disposing of Irish assets, a Double Taxation Agreement (DTA) between Ireland and the other country may affect your liability. Ireland has DTAs with over 70 countries, and these agreements often contain provisions that determine which country has the primary right to tax the gain. Always check the relevant DTA before filing.
6. Failing to Claim Entrepreneur Relief
Qualifying business owners sometimes miss out on the 10% rate because they don't realize they're eligible or don't claim it correctly. If you're disposing of a qualifying business or business assets and meet the ownership and participation conditions, this relief can save you thousands.
7. Cryptocurrency Gains
Revenue treats cryptocurrency as an asset for CGT purposes. Each disposal (including swapping one crypto for another) is a taxable event. Many taxpayers fail to track and report these transactions.
CGT for Non-Residents: What You Need to Know
If you're a non-resident disposing of Irish property or certain Irish assets, you are still liable to Irish CGT on those gains. This is a critical point for expats, emigrants, and foreign investors.
Key Points for Non-Residents:
- Irish land and buildings — Non-residents pay CGT at 33% on gains from Irish real property, regardless of where they live.
- Shares in Irish companies — Generally, non-residents are not liable to Irish CGT on share disposals, unless the shares derive the greater part of their value from Irish land, minerals, or related rights.
- DTA relief — If your country of residence has a Double Taxation Agreement with Ireland, the treaty provisions may allow you to claim credit for Irish CGT paid against your domestic tax liability, or vice versa.
- Withholding obligations — When a non-resident sells Irish property, the purchaser may be required to withhold 15% of the sale proceeds and pay it to Revenue, unless the vendor produces a CG50A clearance certificate from Revenue.
Non-residents should ensure they obtain proper tax advice and, if applicable, apply for a CG50A certificate well in advance of the disposal.
If you also earn income in Ireland, you may want to use our Ireland Income Tax Calculator to understand your overall tax position.
Frequently Asked Questions About CGT Filing in Ireland
Do I have to file a CGT return if I made a loss?
Yes. You should file a return declaring the loss so that it is formally recorded with Revenue. This loss can then be carried forward to offset against future gains.
Can I offset capital losses against income tax?
No. Capital losses can only be offset against capital gains — they cannot reduce your income tax liability.
Is there CGT on the sale of my main home?
Generally, no. The Principal Private Residence Relief exempts gains on the disposal of your main home from CGT, provided you occupied it as your primary residence for the full period of ownership and the property sits on no more than one acre of land. Partial exemptions apply if the property was rented out or used partly for business.
What happens if I file or pay late?
Revenue charges interest at 0.0219% per day (approximately 8% per annum) on late payments. A surcharge of up to 10% of the tax due may also apply for late filing. These penalties are applied automatically.
Do I need a tax agent to file my CGT return?
No, it's not mandatory. Many individuals file their own returns through myAccount or ROS. However, for complex disposals — particularly those involving business assets, foreign property, or significant amounts — engaging a qualified tax advisor is strongly recommended.
Are gifts subject to CGT?
Yes. When you gift an asset to someone (other than your spouse or civil partner), you are treated as having disposed of it at its market value at the date of the gift. This can trigger a CGT liability for the person making the gift. The recipient may also have a Capital Acquisitions Tax (CAT) liability.
Conclusion: Key Takeaways for Filing CGT in Ireland
Filing your capital gains tax return in Ireland doesn't have to be overwhelming if you stay organized and understand the process. Here are the key points to remember:
- CGT is charged at 33% on most gains, with a reduced 10% rate available under Entrepreneur Relief for qualifying business gains up to €1,000,000.
- You have an annual exemption of €1,270 — make sure you claim it.
- Payment deadlines are earlier than filing deadlines — pay by 15 December for disposals from January to November, and by 31 January for December disposals.
- File your return by 31 October of the following year (with an extension for online ROS filers).
- Report all disposals, including losses, gifts, and cryptocurrency transactions.
- Non-residents are liable on Irish property gains and should consider CG50A clearance certificates.
- Keep records for at least 6 years after filing.
- Check relevant DTAs if cross-border assets are involved.
To get a quick estimate of what you might owe, use our Ireland Capital Gains Tax Calculator. For a broader understanding of your tax obligations, our Ireland Income Tax Calculator can help you see the full picture.
This article is for informational purposes only and does not constitute tax advice. Tax laws change frequently; consult a qualified tax professional for advice specific to your situation.