Capital Gains Tax Ireland 2025 – Rates, Reliefs, and How to Pay CGT

If you’re investing, selling property, or transferring assets, understanding Capital Gains Tax (CGT) in Ireland is crucial.

As of 2025, capital gain tax in Ireland remains one of the highest in the EU, making tax planning more important than ever.

Whether you’re looking to calculate capital gains tax in Ireland, or just want to know what the tax on capital gains is, this guide covers all the essentials.

Quick CGT Checklist

• Did you sell or gift an asset this year?
• Was it your main home? (Check for Private Residence Relief)
• Did you apply the €1,270 annual exemption?
• Do you qualify for any reliefs?
• Have you considered capital losses to reduce your bill?

What Is Capital Gains Tax (CGT)?

Capital gains arise when you sell an asset for more than you paid for it. Common examples include shares, property (excluding your main home), and business assets.

The profit is known as a capital gain, and it may be subject to capital gains tax.

In Ireland, capital gain tax applies to individuals, companies, and trusts. You must pay tax on the taxable capital gains, which are your profits after allowable expenses like purchase costs, enhancement work, and professional fees.

Formula: ((Sale Price – Cost Price) – Exemptions) * 33% = capital gain tax to be paid.

The standard CGT rate in Ireland remains 33%, but there are exceptions

• 40% for certain foreign life policies and investment funds
• 16%/18% for qualifying start-up investors (Angel Relief)
• 15% for venture capital fund investors
• Tax-free for private residences (under certain conditions)

How to calculate capital gains tax

1. Determine the gain: Selling price minus purchase cost and allowable expenses.

2. Apply exemptions: Use the €1,270 annual exemption.

3.Check for reliefs: See if retirement, angel, or principal private residence relief applies.

4. Apply the appropriate rate: Usually 33%, but may be lower if reliefs apply.

Capital Losses – How They Offset Gains

Not all investments result in profit. If you dispose of an asset at a loss, this is known as a capital loss, and the good news is that it can be used to reduce your Capital Gains Tax (CGT) liability.

Can Capital Losses Reduce My CGT?

You can offset a capital loss against any capital gains made in the same tax year, reducing your taxable capital gains and the amount of CGT you owe.

If your capital losses exceed your gains in a given year, the balance of the loss can be carried forward indefinitely to offset against future capital gains.

You cannot carry back losses to previous years and get money back for previously paid capital gains tax.

Capital Losses Important Rules

1. The loss must arise from a chargeable disposal and be realised—i.e., you must have actually sold the asset.

2. Losses on exempt disposals (e.g. sale of your principal private residence) cannot be used.

3. If you sell an asset at a loss to a connected person (like a relative), you generally cannot claim that loss for CGT purposes.

Using Capital Losses Example

Let’s say you: Make a €10,000 gain on the sale of shares in March 2025.

In July 2025, you sell a separate investment at a €4,000 loss.

You can offset that €4,000 loss against the €10,000 gain, leaving you with a net gain of €6,000, on which CGT is calculated (after applying the €1,270 annual exemption, if available).

Using capital losses effectively is a legitimate way to lower your CGT bill and should be part of any long-term investment strategy.

If you have unused losses from previous years, don’t forget to declare and claim them when filing your CGT return.

CGT is Self-Assessed – What That Means for You

Capital Gains Tax (CGT) in Ireland operates under a self-assessment system, meaning it is the responsibility of the taxpayer—not Revenue—to calculate, report, and pay the tax due.

You must track your own disposals, work out any taxable capital gains, apply the appropriate reliefs and exemptions, and file the correct payment on time.

This can be particularly important if you have multiple disposals in a year or if you’re unsure about the costs that can be deducted.

Unlike PAYE income, CGT is not deducted at source, so it’s up to you to maintain accurate records, especially of purchase costs, enhancement expenses, and sales proceeds.

Key CGT Payment Dates in 2025

• Disposals between 1 January and 30 November: The CGT must be paid by 15 December.
• Disposals made in December: The payment deadline is 31 January 2026.

These two deadlines split the CGT year into two periods. If you sell an asset in June, for example, your CGT is due by 15 December.

But if you sell on 10 December, it rolls over to the following January’s deadline.

Failure to comply with these deadlines can result in interest and penalties, so early preparation and documentation are key.

It’s also advisable to submit CGT payments via Revenue Online Service (ROS) or through your accountant, if applicable.

If you’re unsure, it’s wise to speak with a financial adviser or tax professional to ensure full compliance and to make the most of available reliefs.

How Do You Pay Capital Gains

Once your CGT has been calculated, payment should be made directly to Revenue.

If you’re registered for the Revenue Online Service (ROS), you can log in and make your payment there.

If not, the myAccount portal on Revenue.ie is available for individual taxpayers.

Alternatively, many people choose to pay through their tax adviser or accountant, especially when handling multiple disposals or more complex transactions.

Timing is crucial. For disposals made between 1 January and 30 November, CGT must be paid by 15 December of the same year.

For disposals made during December, the payment deadline is 31 January of the following year. Missing these deadlines can result in interest charges and penalties.

In addition to paying the tax, you must also file a tax return (Form 11 or Form 12) declaring your capital gains and any offsetting losses.

This return must be submitted by 31 October (or mid-November if filed online via ROS). Even if no tax is ultimately due—because of losses or reliefs—you must still file a return if you had chargeable disposals.

Keeping accurate and detailed records of every transaction is essential. This includes contracts, valuations, purchase and selling costs, and proof of payment.

If you’re unsure at any stage, it’s advisable to consult a qualified tax adviser to ensure full compliance with Revenue regulations and to optimise your tax position.

Calculate Your Capital Gains

1. Determine the gain for each disposal (sale price minus allowable costs).

2. Apply exemptions (like the €1,270 annual exemption) and any applicable reliefs.

3. Submit Your CGT Payment

4. Use the Revenue Online Service (ROS) if you are registered.

5. If you’re not registered for ROS, use myAccount on Revenue.ie.

6. Alternatively, payments can be made via your tax agent or accountant.

7. Payment Deadlines: 15 December for disposals made between 1 January and 30 November. 31 January (of the following year) for disposals made in December.

8. File a Tax Return (Form 11 or Form 12)

9. This must be done by 31 October (or mid-November if using ROS).

10. Declare all gains and losses—even if no CGT is due (e.g., after reliefs/loss offsets).

11. Important Notes: Interest and penalties apply if CGT is paid late.

12. Accurate record-keeping is essential—retain contracts, valuations, and receipts.

13. If in doubt, consult a qualified tax adviser.

What Are the New CGT Rules in 2025?

Retirement Relief Cap Introduced – A €10 million lifetime cap applies when transferring assets to children aged 55–69. Transfers to older children are capped at €3 million.

Angel Investor Relief Increased – The qualifying limit has jumped from €3 million to €10 million.

Higher Stamp Duty – While not CGT, the higher 15% duty on bulk residential purchases affects overall property strategy.

Understanding CGT tax helps avoid nasty surprises and supports smart planning.

Whether you’re disposing of investments, gifting property, or planning your estate, being aware of the Ireland capital gains landscape is vital.

The 2025 CGT environment presents both challenges and opportunities. While capital gains tax Ireland rate remains steep at 33%, generous reliefs can lower your bill dramatically—if you plan ahead.

Whether you’re a seasoned investor or passing assets to the next generation, understanding CGT Ireland laws can protect your wealth and optimise your legacy.

For tailored advice on capital gain tax Ireland, always consult a qualified financial advisor—especially if dealing with large or complex assets.

Need help with CGT planning, book a free initial call with a qualified adviser today and avoid costly mistakes.

Frequently Asked Questions (FAQs)