Key Post Valuation issues relating to the revised value for LPT 1 November 2025

Brendan Burgess

Brendan Burgess

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FAQ
How do I go about valuing my property?
Go tohttps://propertypriceregisterireland.com/ to find out what prices houses sold for recently in your area. (this is better than the official Property Register website as you can enter your street name and find all the sales on your street.)

Revenue has a Valuation Guide on https://lpt.revenue.ie/lpt-web/portal-access/valuation-guide

But it seems pretty useless e.g. valuing all houses where I live over €700k which tells me nothing.

How do I find out what valuation band I used in November 2021?
In ROS/My Services/Property Tax , you will find all the historic information

The notice from Revenue tells me what the estimated liability is but not what the estimated valuation is?
Seems a bit stupid ok.
If your local authority charges the basic rate, you can figure our your valuation from this chart.

Valuation bands and rates

This page explains the valuation bands and rates
www.revenue.ie www.revenue.ie
 
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Very hard to differentiate the colours on the valuation band for your area, would be great if the number beside the colour on the chart was on the map as well.

Edit - if you double click on it, it will bring up the area and the number.

I am baffled how one half of my estate is a 3 and the other half is a 4!
 
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How does it work if you bought a new-build house only last year, does that need to be revalued also? Since Revenue set the value for me last year so a bit rich if it’s gone up already.
 
Sarah Ryan said:
I am baffled how one half of my estate is a 3 and the other half is a 4!
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Might the estate be a mixture of private and what used to be called social and affordable housing? (That's the situation in a relative's estate.)

(Apologies if that question isn't PC, but I'm out of touch with the current terminology.)
 
Marsupial said:
Might the estate be a mixture of private and what used to be called social and affordable housing? (That's the situation in a relative's estate.)
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Doubt it, the estate is approx 25 years old. Very few rental properties in it according the rtb register and the ones that are are in the No 4 section.

The estates is a mixture of 4 bed semi d and detached 5 beds. How can one road of semi d be No 3 and the other ones on the other side be a No 4.

Anyway, the most recent 4 bed to go on the market went on the market at well under €420k (was also under this price after the sale went through too) so I think I know which bracket I will be staying in!
 
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messyleo said:
Surely a safe enough approach if unsure is to go with revenue's valuation?
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Ummm unless you disagree with it.
Just make sure you have your print outs from Daft / property price register etc to back up why you have gone with a value.
 
messyleo said:
Surely a safe enough approach if unsure is to go with revenue's valuation?
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Not always.

In my area Revenue’s estimate has all properties in the same band. Some homes are 2/3/4 bed houses, others are 1/2/3 bed apartments, The revenue estimates seem to be an average for the area.

An example is the property price register tells me that any recent houses similar to mine sold for 1 bracket above revenues estimate for my home.

The property price register tells me that a friend’s nearby 2 bed apartment should be 1 bracket below his estimate.

As LPT is a self assessed tax, it is up to me to correct revenues estimate and go up 1 band, likewise my friend in the apartment should correct his estimate down 1 band.
 
I clicked on Brendan's link above and put in my Eircode to see the valuation guide. I am being told Valuation Guide unavailable.
Also map unavailable.
 
Des Pondent said:
An example is the property price register tells me that any recent houses similar to mine sold for 1 bracket above revenues estimate for my home.
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Now, do you go with the value the house went on the market at, or the value it sold at? A house is only worth what a person is willing to pay for it.
Now if the 'on market' value and the sale value are all within the same bracket (which is my case) so nothing to worry about (ish).

But if the 'on market' value and sale value move between brackets, would it be prudent to go with the 'on market' value as that is the value it was put onto the market at, by a 'professional valuer'?
 
I hate that you have to guess what price a willing buyer might pay for your property.

I mean, ultimately, who knows?

A few years ago, I sold a property and had to justify the value I had placed on the property for LPT purposes. Thankfully, I managed to find a sales price close to the relevant valuation date for a (very roughly) comparable property that was acceptable to Revenue - but it was close shave.
 
messyleo said:
Surely a safe enough approach if unsure is to go with revenue's valuation?
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No. LPT is a self assessment tax and it's the individual taxpayer's responsibility to value the property as accurately as possible. They have warnings/caveats all over their valuation tool and their default valuation to this effect.

How to value your property

This page explains the tools available to help you value your property
www.revenue.ie www.revenue.ie
It is important not to rely solely on the interactive valuation tool to determine the value of your property. You should also refer to the external information sources mentioned below.
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Sarah Ryan said:
Now, do you go with the value the house went on the market at, or the value it sold at?
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Family member bid on a house from €425k asking price to €465k purchase price. Himself and another bidder chased the house. Everyone else dropped out at €430k.
 
Odea said:
I clicked on Brendan's link above and put in my Eircode to see the valuation guide. I am being told Valuation Guide unavailable.
Also map unavailable.
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I put in my eircode earlier and it worked, but it's not working now.

However, if I put in my address, it works.

And simply clicking on the map works.

As the letters went today it might be overwhelmed.
 
Sarah Ryan said:
Now, do you go with the value the house went on the market at, or the value it sold at?
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If a property sold recently then the actual selling price would almost certainly suffice for LPT purposes unless there was some reason for significant inflation/deflation since it sold. If it hasn't sold in years then you need to go by sales prices for comparable properties in the area or get a valuation. The valuation bands are quite wide so it's less a case of hitting the exact valuation (never an easy thing to do) but rather than valuation band that most reasonably applies. That is often not that difficult.
 
In my case the default valuation given by Revenue is different to the valuation that I get by using the valuation tool and clicking on my house on the map, only different by 1 band and it changes near enough to my house but still.
 
Brendan Burgess said:
How do I go about valuing my property?
Go to https://www.propertypriceregister.ie/ to find out what prices houses sold for recently in your area.
Click to expand...
You can also check out https://propertypriceregisterireland.com/ the advantage with this site is you can put in your specific street and it will show you all properties sold on that street in sequence, going back to 2010.
 
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