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

Thanks Des

I inadvertently used that site when valuing my own house as the other site did not work for me.

Should I replace the official one in the post with that?
 
For rental properties in a RPZ it may be reasonable to include a discount based on restrictions on selling the property.
 
Brendan Burgess said:
If one is far better, I see no point in including the other?
Click to expand...
I don't think that there's necessarily one best option in all cases here. I would always consider some or all of the following:
  1. The Revenue default valuation band
  2. The Revenue LPT valuation tool band
  3. The Property Price Register for recent sales of comparable properties in the same area
  4. Asking prices for comparable properties in the same area on Daft, MyHome etc.
  5. Any other issues that might impact valuation - e.g. rental property issues as mentioned by someone earlier, right of residence restrictions, etc.
  6. Specific valuation of the property in question if necessary (many or most EAs will do a written one for free in my experience)
 
Last edited:
Just remember folks that Revenue have a process now around investigating LPT valuations when a property is sold to assess if past LPT was underpaid, which can involve doing an historic review of each of the valuations used and comparison with the sales price adjusted downwards for inflation using price indices they will contend provide a good estimate of the past value in the absence of further evidence.

What is Revenue clearance?

This page describes what Revenue clearance is for Local Property Tax purposes
www.revenue.ie www.revenue.ie
 
In my experience (and I think that it's a standard part of the legal/conveyancing process) the seller's solicitor will deal with the issue of LPT clearance and inform the seller if any arrears need to be dealt with as part of the selling process.
 
Villaines said:
Just remember folks that Revenue have a process now around investigating LPT valuations when a property is sold to assess if past LPT was underpaid, which can involve doing an historic review of each of the valuations used and comparison with the sales price adjusted downwards for inflation using price indices they will contend provide a good estimate of the past value in the absence of further evidence
Click to expand...

Can this be used in reverse to justify LPT valuation band, i.e. if the house was bought since 2010 and adjusting the sales price upwards for inflation using price indices?
 
Brendan Burgess said:
the reference was to propertyregisterireland.com or propertyregister.ie
Click to expand...
Sorry - I misunderstood. The https://propertypriceregisterireland.com/ site does seem to be a bit easier to use than the official/original https://www.propertypriceregister.ie/ alright.
Q. Why does the site exist?
A. The initial site started because the data in the register was (and is) not clean. Some just have different capitalisations, others have slightly different ways of writing the addresses, making grouping or matching hard, others have spelling mistakes.
For example, take a look at this property
PPR Address: 36 G;embrppl, Ba;llyroan, Co Laois
Cleaned Address: 36 Glenbrook, Ballyroan, Co Laois

The other reason is that we are programmers, and by extension, lazy people. We did not want to keep having to check if the register was updated, then check if property X that was sold had appeared yet. Thus the email alerts were born.
Click to expand...
 
DannyBoyD said:
Can't help wondering why eircodes aren't mandatory; then there's no issue with dodgy spellings etc.
Click to expand...
Eircodes were introduced in 2015 but the Property Price Register goes back to 2010 and I'm not sure that they go back and modify previously recorded data? Or maybe some post 2015 addresses don't include eircodes either?
 
I have already stated that Revenue has put me on a band that is 1 level too low. Having looked at the link supplied by poster Villanes above, I am having second thoughts.

https://www.revenue.ie/en/property/...ing-a-property/what-is-revenue-clearance.aspx

If I am reading it right, it looks like, if I was to sell before 2030, I would not need Revenue clearance as long as my home did not exceed what seems to be a generous 25% above the upper limit of the valuation band declared next month.

I don’t think my house would exceed 25% of the upper limit of my current band, even in 4 or 5 years, so I am now thinking, should I just accept the band that revenue has estimated for my house and not voluntarily go to the next band ?

To hopefully comply with ‘’no speculating on house prices policy’’ on AAM, I will not be saying why I think anything nor will I be giving any values or figures.

In summary, my house today, based on similar recent sales, would be at the lower end of 1 band up from revenues estimate for my home. My genuine and best guess is if I was to sell my home in the next 5 years, the sale price would not exceed 25% of the upper limit of the current band estimated by revenue, so why go up a band and pay an additional €100 odd for each of the next 5 years ?

Without speculating on house prices, any thoughts ?
 
Maybe, It could easily get dragged into house price speculation and deleted, which I am hoping to avoid.
 
Unless you're planning to sell your house in the next 5 years, the Revenue clearance limit isn't really relevant to valuing your property today.

The 25% limit is to allow for inflation of property prices between now and the next valuation date, it isn't justification to make an intentional undervaluation.
 
Last edited:
Corola said:
Unless you're planning to sell your house in the next 5 years, the Revenue clearance limit isn't really relevant to valuing your property today.
Click to expand...
Its a possibility that I will be selling in the next 5 years.
Corola said:
The 25% limit is to allow for inflation of property prices between now and the next valuation date, it isn't justification to make an intentional undervaluation.
Click to expand...
True.
 
In regards to home valuation for LPT would revenue look at what figure is put in for probate,? ie a estate agent values a house at€750k but hopes that it could go up depending on interest and advises to put it in for €1 m for probate valuation.
 
You must log in or register to reply here.
Back
Top