CGT on rental property sale

jpd said:
Once contracts are signed, things can't fall through - you can enforce the contract through the courts if necessary
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Of course things can fall thru. The cost of going to court is massive, trying to force someone with no money (mortgage) or assets to fulfil a contract would be foolhardy. You just keep the deposit and try and sell again ....
jpd said:
So does the beneficial owner change on the date of contract, even if the contract isn't definitive - that seems a bit strange?
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No idea, I though that might have something to do with trusts. You'll have to ask @TomEdison to explain it.
 
Meath Lady said:
Colin 444

I think the Capital Gains Tax for disposals made between Janury 1st and Nov 3oth must be paid by Dec 15th of the same year.
And
Disposals between 1st December and 31st December must be paid by 31st January of the following year.

But your CGT return is only required on or before 31st October of the year that follows the disposal.

Still struggling to get my head around having to pay it when contacts are agreed. Doesn't really make sense as things could still fall through.
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Greenbook said:
CGT isn't due until you have a binding sale contract, so you won't put anything for CGT in your Form 11 for 2025. You had no sale in 2025.

If the sale goes ahead, you will have to include it in your 2026 Form 11 which you will be filing in October 2027

CGT isn't dependent on when the sale closes but when you enter into a binding contract for sale ie. no conditions.

Filing a separate CGT return and paying the tax are detailed here from Revenue - this is separate from the Form 11 requirements.
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Bronte said:
This is my case. I had to pay by Dec 15th which I did. Did the CGT calculation with my accountant and he did something to organise this for me. And then he put the details in the normal tax return for me the following year Form 11, but he mentioned he only had to put in a couple of details as revenue do not look for detailed calculations at all. They only do that in case of audit he said. I thought he'd done a CGT return before Dec 15th so I assume now this is not how it works.
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Very confused laddy!


From this link: https://www.revenue.ie/en/gains-gif...set/when-and-how-do-you-pay-and-file-cgt.aspx

When and how do you pay and file CGT?​

The dates you pay and file CGT are based on the date you sold, gifted or transferred an asset.

When to file your CGT return​

You must file your CGT return on or before 31 October of the year that follows the date of disposal. You must do this even if no tax is due because of reliefs or allowable losses.

When to pay your CGT​

For disposals made between:

  • 1 January and 30 November (the initial period), you must pay CGT by 15 December of the same year
  • and
  • 1 December and 31 December (the later period), you must pay CGT by 31 January of the next year.


Im very confused now.... Some ppl are saying pay by Dec 15th of the year of sale, others by the next year - October '27

And what does:
- You must file your CGT return on or before 31 October of the year that follows the date of disposal.
- 1 January and 30 November (the initial period), you must pay CGT by 15 December of the same year

Why do I have to file the CGT return by Oct 2027, if I have already paid the CGT in Dec 2026?
"You must do this even if no tax is due because of reliefs or allowable losses."?
 
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Colin4444 said:
Im very confused now.... Some ppl are saying pay by Dec 15th of the year of sale, others by the next year - October '27
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It is very confusing and typical bureaucratic overkill.

As far as I know, you do as follows

1. If the unconditional contract date is before 30 November 2026, you file a CGT return and pay the CGT before 15 December
2. In October 2027, you must include your CGT details in your Form 11.
 
So back to my original question, I will already have filed a form 11 in October 2026 for rental income for 2025.

What for do I use to pay the CGT by 15th December 2026?
 
Greenbook said:
As far as I know, you do as follows

1. If the unconditional contract date is before 30 November 2026, you file a CGT return and pay the CGT before 15 December
2. In October 2027, you must include your CGT details in your Form 11.
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They really dont make it easy...

What for do I use to pay the CGT on/before 15th Dec 2026, is their a form or can I do it via ROS?

Would my solicitor be able to advise on this?
 
From the Revenue website

How to pay CGT​

If you are:

  • not registered for CGT, you must register and pay your CGT online using Revenue Online Service (ROS) or myAccount
  • or
  • exempt from mandatory efiling you can either:
 
From the website again:

How to file your CGT return​

There are several different CGT returns:

  • Form CG1 – if you do not usually submit annual tax returns or use the online Form 12. The Form CG1 is only available in paper version. For more information on where to request a CG1 form please check the Forms ordering service
  • Income Tax Return (Form 12 (paper version) if you are a Pay As You Earn (PAYE) taxpayer who must submit a tax return. You will be unable to report your CGT on an eform 12
  • Income Tax Return (Form 11) – if you are self-employed (or have income that is not taxed under PAYE)
  • Form 1 – if you are a trust or an estate
  • or
  • Form CT1 – for a company.


So it seems it is Form 11? So I would do a form 11 in October 2026 and another 1 in December 2026?
 
Here are the details about filing from the Revenue website

How to file your CGT return​

There are several different CGT returns:

  • Form CG1 – if you do not usually submit annual tax returns or use the online Form 12. The Form CG1 is only available in paper version. For more information on where to request a CG1 form please check the Forms ordering service
  • Income Tax Return (Form 12 (paper version) if you are a Pay As You Earn (PAYE) taxpayer who must submit a tax return. You will be unable to report your CGT on an eform 12
  • Income Tax Return (Form 11) – if you are self-employed (or have income that is not taxed under PAYE)
I think my earlier post is wrong. You just pay by 15 December.

If you don't generally file a Form 11, you file a Form CG1 in October 2027. If you are filing a Form 11 anyway, you just include the CGT details in that.
 
Greenbook said:
  • not registered for CGT, you must register and pay your CGT online using Revenue Online Service (ROS) or myAccount
  • or
  • exempt from mandatory efiling you can either:
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OK, The bit i pasted was for filing not paying :(

But in any case it does not tell you how to pay it, it just says -
  • not registered for CGT, you must register and pay your CGT online using Revenue Online Service (ROS) or myAccount
But what form, what link in ROS do you use?
 
Colin4444 said:
But what form, what link in ROS do you use?
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The instructions are there

1790591295150.webp



Link to that page is https://www.revenue.ie/en/gains-gif...set/when-and-how-do-you-pay-and-file-cgt.aspx
 
Bronte said:
What month did you sell you property? Start at this point and work from that. And I'm not a laddy !!
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:) Im the confused laddy!

Have not sold it yet... contracts should be issued this week, so it could all be finalised in October, if delay, November...
I will have to pay CGT by 15th Dec 2026..

I assume I just fill out form 11 as usual for rental income for 2025, and login to ROS whenever I sell and hope their is a link for paying CGT.
 
Colin4444 said:
1 January and 30 November (the initial period), you must pay CGT by 15 December of the same year
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This was my case.

Let's say it was 2020, sold in August 2020.

On the form (CGT Instruction ) I attached up thread under Period it said

1 Jan 20 - 30 Nov 20

Under Payment date is said

15 Dec 20

It had my bank details and revenue took the money to pay the CGT as instructed by my accountant, online I assume as he's my agent/Tain.
 
Colin4444 said:
:) Im the confused laddy!

Have not sold it yet... contracts should be issued this week, so it could all be finalised in October, if delay, November...
I will have to pay CGT by 15th Dec 2026..

I assume I just fill out form 11 as usual for rental income for 2025, and login to ROS whenever I sell and hope their is a link for paying CGT.
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Agree with all of that. Form 11 as normal 2026. Pay CGT by 15th Dec 2026.

And in the 2027 Form 11 you do it as normal BUT you now add in the bit about CGT.

Colin can you come back on here and tell us step by step what you do when you do it please. For the CGT.
 
Bronte said:
Colin can you come back on here and tell us step by step what you do when you do it please. For the CGT.
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Will try and remember, but if house sold will have my head full thinking of things to buy... :cool: and invest

Not that I havent already started thinking, but spending the money will be soo much better
 
Colin4444 said:
Will try and remember, but if house sold will have my head full thinking of things to buy... :cool: and invest
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I will laugh if you buy another rental .......... I must say selling is lovely as it has drawn an end line underneath tax for me, gone and cleared out forever .........
 
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