Capital gains
Capital Gains Tax when you sell a rental property
Last updated 16 October 2026
What you can deduct, what you can't, and how losses, the annual exemption and the 2011–2014 relief work when a landlord sells.
Selling a let property is a disposal for Capital Gains Tax (CGT). The gain is the sale price, less what it cost, less allowable expenses. Contracts signed on or after 7 October 2026 pay 31% on the taxable gain.
What you can deduct
- the purchase price, or market value if you were given or inherited it
- stamp duty, legal, survey and valuation fees when buying
- improvements still there when you sell: extensions, conversions, upgrades that added value
- auctioneer, legal and advertising costs of selling
What you can't
- repairs, maintenance and decorating (they may have been deductible against rent instead)
- mortgage interest and loan costs
- anything already claimed against rental income
If you once lived there
A former home that you later let gets main-home relief for the years you lived there, plus the final 12 months. See main-home relief.
Bought between December 2011 and 2014?
Property bought from 7 December 2011 to 31 December 2014 and held at least four years gets special relief. See the 2011–2014 relief.
Each person has a €1,270 annual exemption. If the property is jointly owned, each owner works out their own share of the gain and uses their own exemption.
Work it out
Sources
- Revenue: How to calculate CGT (checked 25/10/2026)
- Revenue: eBrief No. 142/26: CGT standard rate reduced to 31% from 7 October 2026 (checked 25/10/2026)
General information, not tax advice. HeyPenny is not a tax agent.