capital gains calculator ireland

How Capital Gains Tax works in Ireland

Capital Gains Tax (CGT) is charged on the profit you make when you dispose of an asset. “Disposal” can include selling, gifting, exchanging, or otherwise transferring ownership. In Ireland, the gain is generally calculated by taking your sale proceeds and subtracting allowable costs.

For many common disposals, the standard CGT rate is 33%. Each individual also has an annual exemption (currently €1,270), which can reduce the taxable amount of gains in a tax year.

Basic Irish CGT formula

At a high level, this is the calculation:

• Chargeable Gain = Proceeds − Acquisition Cost − Allowable Purchase Costs − Disposal Costs − Enhancement Expenditure
• Net Gain = Chargeable Gain − Allowable Capital Losses
• Taxable Gain = Net Gain − Annual Exemption (not below zero)
• CGT Due = Taxable Gain × CGT Rate

What to enter in this calculator

1) Disposal Proceeds

This is the amount you receive (or are deemed to receive) for the asset on disposal.

2) Acquisition Cost

Your original purchase price, or market value in cases where tax rules require valuation.

3) Acquisition and disposal costs

These usually include directly related professional costs, such as legal fees, stamp duty, broker costs, or selling agent fees where allowable.

4) Enhancement expenditure

Capital improvements that add value to the asset may be allowable. Routine repairs or maintenance are usually treated differently.

5) Capital losses and annual exemption

Allowable losses can reduce gains. Then the annual exemption may reduce the remaining gain further. This calculator applies both in sequence.

Worked example

Suppose you sold an asset for €180,000. You originally bought it for €120,000, had €4,000 in acquisition costs, €3,000 in selling costs, and €8,000 in enhancement expenditure. You also have €2,500 in allowable losses.

• Chargeable Gain = 180,000 − 120,000 − 4,000 − 3,000 − 8,000 = €45,000
• After losses = 45,000 − 2,500 = €42,500
• After exemption (€1,270) = €41,230 taxable
• CGT at 33% = €13,605.90

You can click Load Example above to fill these exact numbers automatically.

Important Irish CGT dates to remember

Irish CGT has split payment dates depending on when the disposal happens in the year:

• For disposals made from 1 January to 30 November, CGT is generally due by 15 December of that year.
• For disposals made in December, CGT is generally due by 31 January of the following year.
• You must also file the disposal details in your tax return by the relevant filing deadline.

Common issues that affect your real tax bill

• Principal Private Residence relief for qualifying home disposals.
• Transfers between spouses/civil partners may be treated differently.
• Special reliefs (for example, certain business-related reliefs) can change outcomes.
• Valuation rules for gifts or non-arm’s-length transactions.
• Assets acquired before historical rule changes may involve special treatment.

Because of these differences, your actual return may not match a simple estimate exactly.

Tips to reduce CGT legally

• Keep records of all allowable costs and improvements.
• Use available losses efficiently.
• Plan timing of disposals within the tax year.
• Check whether a relief applies before you sell.
• Take advice early for high-value disposals.

Final note

This capital gains calculator for Ireland gives you a quick and practical estimate, but tax outcomes can depend on details that a simple model cannot capture. Use this page as a planning tool, then confirm with Revenue guidance or a qualified Irish tax adviser before filing or making major decisions.