Building homes on land you bought: the stamp duty refund

Bought land at 7.5% stamp duty and started building homes within 30 months? Revenue refunds the difference down to 2%, for work started by 2030.

Land and sites are charged stamp duty at the non-residential rate of 7.5%. There is a residential development refund scheme (section 83D of the Stamp Duties Consolidation Act 1999). If you build homes on the land within set time limits, Revenue repays the difference between that rate and 2%. It applies to developers and to people building their own home on a site. Budget 2026 extended it to developments started by 31 December 2030.

How much

The conditions

According to Revenue's Tax and Duty Manual (updated April 2026):

• building must start under a commencement notice within 30 months of the deed, and on or before 31 December 2030
• you must claim within four years of the date the building control authority acknowledged the commencement notice as valid
• the homes in that notice must be finished within 30 months of the acknowledgement
• where the land was bought for more than one home, homes must cover at least 75% of the site area. Or their floor space must equal at least 75% of it

Large-scale residential developments get 36 months instead of 30 for both starting and finishing. That means 100 homes or more, or student accommodation of 200 bed spaces or more. In a phased development, only the first phase needs to start within the time limit.

Proving completion

Completion is normally shown by a certificate of compliance on completion. For a single house where that isn't required, such as a self-build, an Electrical Completion Certificate issued within the 30 months counts.

Clawback

If the homes aren't finished in time, or the 75% test isn't met, Revenue claws back the refund, with interest and possibly penalties. Revenue gives an example. A couple who bought a €50,000 site and started within the limits got a refund. They would lose it if builder delays pushed completion beyond 30 months.

Claiming it

Claims are made through ROS or myAccount once building has started. Revenue's refund scheme page sets out the steps. Keep the commencement notice, its acknowledgement and the completion certificate.

Work it out

• Stamp duty and property tax on a purchase →

Sources

• Revenue: Stamp Duty and property: rates (1% / 2% / 6% residential, 7.5% non-residential, 15% s.31E) (checked 25/10/2026)

General information, not tax advice. HeyPenny is not a tax agent.