Tax on sale of house that was ppr and rented

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Can anyone please tell me what the tax would be on scenario below and how you worked it out?
Bought house march 2016 200000.

PPR Mar 2016 to August 2018

Rented August 2018 to August 2019


PPR August 2019 to June 2025


Sold june 2025 for 300000.
If I were to rent it from June 2025 to June 2032 and then sell for 300000 what would tax be?

I know we can't predict changes to tax.
 
Under current calculations you pay CGT based on the share of time your house was not your PPR. Revenue also allows a 12 month grace period on which no CGT is calculated.

So in your first example the property was only rented for 12 months so it's possible no tax is due.

However in the second case that is 96 months of rent so you would owe something like (96-12)/195 * €100k * 33% = €14.22k minus your personal exemption of €1,270. Leaves €12.95k.

Principal Private Residence (PPR) Relief

This is an explanation of what relief on cgt is available for a Principal Private Residence (PPR)
www.revenue.ie www.revenue.ie
 
the allowance is against the gain and then you pay the CGT, so it is
(96-12)/195 * €100k then deduct 1.2k and that then is @33%,
the exemption is how much gain you can make before you pay CGT, not a credit off CGT calculated, so its only really saves 400 CGT.
 
skrooge said:
Under current calculations you pay CGT based on the share of time your house was not your PPR. Revenue also allows a 12 month grace period on which no CGT is calculated.

So in your first example the property was only rented for 12 months so it's possible no tax is due.

However in the second case that is 96 months of rent so you would owe something like (96-12)/195 * €100k * 33% = €14.22k minus your personal exemption of €1,270. Leaves €12.95k.

Principal Private Residence (PPR) Relief

This is an explanation of what relief on cgt is available for a Principal Private Residence (PPR)
www.revenue.ie www.revenue.ie
Click to expand...
Just to note on the 12 month grace period - the grace period refers specifically to the final 12 months of ownership so in the case that you have not occupied the house for the middle period it would not apply.
 
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