Selling assets or property in Ireland? You’ll need to understand capital gains tax (CGT). Whether you’re selling shares, property, or cryptocurrency, knowing how CGT works can save you money and help you avoid costly mistakes.
This guide breaks down everything you need to know about capital gains tax in Ireland for 2025. We’ll cover rates, exemptions, payment deadlines, and practical strategies to manage your tax obligations effectively.

What Is Capital Gains Tax?
Capital gains tax applies to the profit you make when you sell or ‘dispose of’ an asset that has increased in value. In Ireland, the standard CGT rate sits at 33% in 2025, making it one of the higher rates in Europe.
You’ll pay CGT on gains from:
- Property sales (except your main home in most cases)
- Stocks and shares
- Business assets
- Valuable items worth over €2,500
- Cryptocurrency
The good news? You only pay tax on the gain – not the total amount you receive. Plus, several exemptions and reliefs can reduce your tax bill.
Types Of Assets Subject To CGT
Not all assets trigger a CGT bill when sold. Here’s a clear breakdown of what’s taxable:
- Property and Land:
- Investment properties
- Business premises
- Development land
- Holiday homes
- Inherited property
- Investments and Financial Assets:
- Company shares
- Investment funds
- Government bonds
- Foreign investments
- Stock options
- Digital and Emerging Assets:
- Cryptocurrency
- NFTs
- Digital business assets
- Domain names
- Online business sales
- Personal Items:
Only items worth over €2,500, such as:- Art and antiques
- Jewelry
- Classic cars
- Collectibles
Capital Gains Tax Rate
As of 2025, Ireland’s standard CGT rate remains at 33%. Here’s what this means for you:
- Standard Rate: 33% applies to most gainsÂ
- Entrepreneur Relief: 10% on qualifying business disposals (lifetime limit of €1 million)Â
- Annual Exemption: First €1,270 of gains is tax-free
For example: Let’s say you sell shares for €50,000 that you originally bought for €30,000. Your gain is €20,000. Subtract the annual exemption (€1,270), and your taxable gain is €18,730. At 33%, you’ll owe €6,180.90 in CGT.
Using Xero, you can track these transactions easily and maintain clear records for tax purposes.
CGT Exemptions
The good news is there are ways to reduce your CGT liability:
- Principal Private Residence Relief: Your main home is usually exempt (read below for more details), but there are some conditions, especially if you have a large garden or use part of your home for business.
- Transfer Between Spouses: Good news for married couples and civil partners! You can transfer assets between yourselves without triggering CGT.
- Retirement Relief: Business owners aged 55 or over can qualify for significant relief, potentially eliminating CGT on disposals up to €750,000.
- Age-Related Exemption: More good news for those over 55 selling business assets, with specific criteria and limits depending on who you sell to.
Our small business accounting services include comprehensive CGT support, ensuring you meet all obligations while minimizing your tax liability.
Minimizing CGT On Your Family Home
Selling your family home is a big decision, both financially and emotionally. While your main residence is usually exempt from Capital Gains Tax (CGT), there are some nuances to be aware of. Understanding these can help you maximize your Principal Private Residence Relief and minimize any potential tax liability.
When does full exemption apply?
To qualify for full CGT exemption on your home sale, certain conditions need to be met:
- Main Residence: The property must have been your only or main residence for the entire period of ownership.
- No Business Use: You can’t have used any part of the home exclusively for business purposes.
- Land Size: The land surrounding your home generally shouldn’t exceed 0.4 hectares (about one acre).
If you meet these conditions, you can breathe easy knowing that any profit from the sale of your home will be completely free from CGT.
What if I don’t meet all the conditions?
Don’t worry, even if you don’t meet all the criteria for full exemption, you might still qualify for partial exemption. Here are some common scenarios:
- Home Office: If you’ve been using a spare room as a dedicated home office, this portion of your home might not be exempt.
- Large Garden: If your property includes a large garden or land exceeding the 0.4 hectare limit, the value attributed to that excess land could be subject to CGT.
- Periods of Rental: If you rented out your home for a period of time while you were living elsewhere, that period might not qualify for exemption.
How is the taxable gain calculated?
If only part of your home qualifies for exemption, you’ll need to calculate the taxable gain on the non-exempt portion. This involves apportioning the gain based on the size and use of the different areas of your property.
Example:
Let’s say you sell your home for €500,000 and make a profit of €200,000. If 10% of your home was used exclusively as a home office, then 10% of your gain (€20,000) might be subject to CGT.
Tips for maximizing your relief
- Keep detailed records: Maintain records of how you used your home, especially if you used any part for business. This could include floor plans, photographs, and any documentation related to your business activities.
- Consider professional advice: If you’re unsure about your eligibility for Principal Private Residence Relief, or if your situation is complex, it’s always a good idea to seek professional advice from a tax advisor.
By understanding the rules and planning ahead, you can minimize your CGT liability when selling your family home and keep more of your hard-earned profit.
How To Pay Your CGT Bill
Payment deadlines are crucial when it comes to CGT. Irish CGT has specific payment dates:
For disposals between:
- 1 January to 30 November: Pay by 15 December same year
- 1 December to 31 December: Pay by 31 January next year
Steps to Pay:
- Calculate your gain
- Submit payment through Revenue Online Service (ROS)
- File your annual tax return by 31 October following the tax year
- Keep all supporting documentation
If you’re managing multiple assets or complex disposals, check out our guide on The Complete Guide To Every Business Grant And Support Available In Ireland for potential funding support.

CGT Planning Strategies
Smart planning can help minimize your CGT liability. Here are effective strategies you can use:
- Timing Your Disposals:
- Spread disposals across tax years to use your annual exemption twice
- Consider selling loss-making investments in the same tax year as gains
- Time business sales to qualify for retirement relief
- Plan property sales to maximize main residence relief
- Using Losses Effectively:
- Offset losses against gains in the same tax year
- Carry forward unused losses indefinitely
- Keep clear records of all losses claimed
- Remember losses must be registered with Revenue
- Asset Transfer Planning:
- Consider transferring assets to your spouse to utilize both annual exemptions
- Review the benefits of transferring business assets to children
- Plan business succession early to maximize available reliefs
- Structure property portfolios tax-efficiently
CGT And Cryptocurrency
With the rise of digital assets, cryptocurrency has become a mainstream investment in Ireland. But with great opportunity comes responsibility—understanding how Capital Gains Tax (CGT) applies to crypto transactions is crucial for investors.
When Does CGT Apply to Crypto?
For Irish taxpayers, any transaction involving cryptocurrency that results in a profit may trigger CGT. Taxable events include:
- Selling crypto for fiat currency (e.g., Euros): When you sell your cryptocurrency for Euros or any other fiat currency, you realize a gain or loss, which is subject to CGT.
- Swapping one cryptocurrency for another (e.g., Bitcoin to Ethereum): Even if you’re not cashing out to fiat currency, exchanging one cryptocurrency for another is considered a disposal for CGT purposes. The profit you make on the swap is taxable.
- Using crypto to pay for goods or services: If you use cryptocurrency to purchase goods or services, it’s treated as a disposal, and any profit from the increase in value since you acquired the cryptocurrency is subject to CGT.
- Gifting crypto: Gifting cryptocurrency is also considered a disposal, potentially triggering CGT. However, gifts to a spouse or a qualifying charity are exempt from CGT.
Essentially, each of these transactions is treated as a disposal, with any gains subject to CGT at Ireland’s standard rate of 33%.
Calculating CGT on Crypto Transactions
CGT on cryptocurrency is calculated similarly to other assets:
- Start with the sale proceeds or market value at the time of disposal.
- Subtract the cost of acquisition (in Euros at the time of purchase).
- Deduct any transaction fees.
- Apply the annual exemption of €1,270, if available.
- Apply the 33% CGT rate to the remaining gain after deducting the annual exemption.
For example:
Let’s say you purchased 1 Bitcoin for €10,000 and later sold it for €30,000. Your calculation would look like this:
- Disposal Proceeds: €30,000
- Cost of Acquisition: €10,000
- Allowable Expenses: €100 (assuming €100 in transaction fees)
- Gain: €30,000 – €10,000 – €100 = €19,900
- Annual Exemption: €19,900 – €1,270 = €18,630
- CGT: €18,630 x 33% = €6,147.90
Keeping Accurate Records
Irish Revenue requires crypto investors to maintain detailed records of all transactions, including:
- Dates of acquisition and disposal.
- Purchase and sale values (converted to Euros).
- Details of any exchange or wallet used.
- Proof of transaction fees paid.
These records must be retained for six years, ensuring compliance in case of an audit.
Deadlines for Crypto CGT Payments
Crypto-related CGT follows the same payment deadlines as other assets:
- For disposals between 1 January and 30 November, payment is due by 15 December of the same year.
- For disposals in December, payment is due by 31 January of the following year.
By keeping track of your crypto activity and understanding how CGT Ireland applies, you can stay compliant while maximising your profits.
Record Keeping Requirements
Proper records are your best defense in case of a Revenue query:
- Essential Documents:
- Purchase and sale contracts
- Improvement receipts
- Professional valuations
- Transaction statements
- Legal correspondence
- Digital Records:
- Backup all electronic records
- Use cloud storage for security
- Keep screenshots of online transactions
- Save email confirmations
- Duration:
- Keep records for 6 years minimum
- Longer for property transactions
- Permanent records for inherited assets
- Ongoing records for carried-forward losses
International Aspects Of CGT
Working or investing internationally? Here’s what you need to know about Irish CGT rules:
- Double Taxation:
- Agreements prevent paying tax twice
- Credit for foreign tax paid
- Different rules for various countries
- Special US-Ireland considerations
- Non-Resident Obligations:
- CGT applies to Irish property
- Some Irish assets always taxable
- Special rules for temporary residents
- Exit tax considerations
- Remote Working Impact:
- Asset location matters
- Employment-related assets
- Share options complications
- Residency status effects
CGT And Life Events
Life changes can trigger CGT implications. Here’s how to handle them:
- Marriage and Divorce:
- Tax-free transfers between spouses
- Separation agreements matter
- Property division considerations
- Investment portfolio splits
- Emigration:
- Deemed disposal rules
- Payment deferral options
- Return requirements
- Asset retention strategies
- Business Changes:
- Company restructuring
- Partnership changes
- Business cessation
- Succession planning
Property Development And CGT
Property development creates special CGT considerations:
- Development Projects:
- Enhancement expenditure rules
- Planning permission impact
- Construction costs treatment
- Professional fees inclusion
- Buy-to-Let Properties:
- Improvement costs records
- Rental periods impact
- Multiple property portfolios
- Change of use considerations
CGT & Crypto
Taking Action
- Review Your Assets: Make a list of all your assets that could be subject to CGT.
- Plan Ahead: Consider the timing of your disposals and explore available exemptions.
- Get Professional Help: If you need help with CGT planning or calculations, consider seeking professional advice from a tax advisor or accountant.
Ready to discuss your CGT situation? Contact us today for expert advice tailored to your needs.
FAQs
When do I need to pay CGT in 2025?
For most disposals, pay by December 15, 2025. December disposals are due by January 31, 2026.
How is CGT calculated on cryptocurrency?
Calculate gain or loss on each trade, converting to euros at the time of transaction. The 33% rate applies to net gains.
Can I avoid CGT by gifting assets?
No, gifts are treated as disposals at market value, except between spouses or to certain charities.
What if I sell my business?
You might qualify for Entrepreneur Relief (10% rate) or Retirement Relief. Special conditions apply.
How does CGT work with inheritance?
You don’t pay CGT when inheriting, but Capital Acquisitions Tax might apply. Future disposals use the deceased’s acquisition cost.
Do I need an accountant for CGT?
While not mandatory, professional advice often saves money and prevents mistakes, especially for complex transactions.