Stamp Duty :
The Rates Broken Down...
Stamp duty in Ireland is a tax payable to the Government based on the documents used in the transfer of property. (In other words, the conveyance document which transfers ownership to you). The value of the property (i.e., home or apartment, land or housing site) and your status (i.e., whether you are a first-time buyer, investor, etc.) will determine the amount of stamp duty that is payable. Stamp duty is divided up into different categories and rates and the amount you pay will depend on:
Whether you are going to live in the house or apartment (residential or owner-occupier) or are an investor
Whether as an owner-occupier, you are a first time buyer
Whether it is a new or second-hand house or apartment
The size of the house or apartment.
Rules
Stamp duty on new houses and apartments
Owner-occupiers of new houses/apartments are exempt from stamp duty, provided that the area of the house or apartment does not exceed 125 sq. metres (1,346 sq. feet) and a Floor Area Compliance Certificate has been issued. The house or apartment must not have been occupied prior to its purchase. It must be occupied as the owner's main place of residence for a period of five years from the date of the purchase deed. However if you sell the house during this period you do not have to repay stamp duty.
A stamp duty 'clawback' arises where rent, other than under the 'Rent a Room scheme' is obtained within the five year period (or up to the date of a sale during this period) from the date of the purchase deed. The amount of the clawback is the difference between (a) the stamp duty payable at the higher rates which would have applied at the date of the purchase deed and (b) the lower duty (if any) paid as a result of obtaining the benefit of the reduced rates.
Under the 'Rent a Room scheme', there is no stamp duty clawback where rent is received by the person in occupation of the house or apartment on or after 6th April, 2001 for letting of furnished accommodation in part of the house.
If the area of the house or flat is greater than 125 sq. metres (1,346 sq. feet), some stamp duty is payable if the Chargeable Consideration is above the relevant exemption threshold. (The stamp duty is assessed on either the cost of the site or 25% of the cost of the site plus the building costs (less VAT), whichever is the greater figure. This figure is called the Chargeable Consideration.
Stamp duty rates for first-time buyers
Stamp duty rates for first-time buyers who are owner-occupiers of second-hand residential property were changed significantly in Budget 2005. The change affects any legal instruments (e.g. the deed of conveyance or transfer or lease giving effect to the contract) relating to a first-time buyer buying a residential property on or after 2nd December, 2004. The exemption rate was increased to 317,500 euro, meaning first-time buyers who are owner-occupiers of second-hand residential property do not pay stamp duty on homes up to that value. The same buyers can avail of reduced rates on properties up to a value of 635,000 euro. These rate structures also apply to new properties with a floor area of more than 125 sq. metres.
Stamp duty rates for non-owner-occupiers
Non-owner-occupiers are liable for stamp duty on both new and second-hand houses or apartments. The same rates of stamp duty apply to investors as to non-first time owner-occupiers
Rates
Rates of stamp duty for new houses and apartments with a floor area greater than 125 sq. metres and a Floor Area Compliance Certificate.
| Chargeable Consideration |
First-time Buyer |
Owner Occupier |
| less than 127,000 |
Exempt |
Exempt |
| €127,001 - €190,500 |
Exempt |
3% |
| €190,501 - €254,000 |
Exempt |
4% |
| €254,001 - €317,500 |
Exempt |
5% |
| €317,501 - €381,000 |
3% |
6% |
| €381,001 - €635,000 |
6% |
7.5% |
| Over €635,000 |
9% |
9% |
Rates of stamp duty for second-hand houses and apartments for first-time buyers
The percentages shown in the tables below apply to the full purchase price of the property. For example, if you are a first-time buyer of a house costing 600,000 euro you must pay 6% of 600,000 euro (e.g. 36,000 euro) in stamp duty.
| House Price |
Rate of Stamp Duty |
| Up to €317,500 |
Exempt |
| €317,501 - €381,000 |
3% |
| €381,001 - €635,000 |
6% |
| Over €635,000 |
9% |
Rates of stamp duty for second-hand houses and apartments for other owner-occupiers (and investors)
| Chargeable Consideration |
Rate of Stamp Duty |
| less than 127,000 |
Exempt |
| €127,001 - €190,500 |
3% |
| €190,501 - €254,000 |
4% |
| €254,001 - €317,500 |
5% |
| €317,501 - €381,000 |
6% |
| €381,001 - €635,000 |
7.5% |
| Over €635,000 |
9% |
Rates of stamp duty on land/housing sites without residential buildings
| Up to €10,000 |
Exempt |
| €10,001 - €20,000 |
1% |
| €20,001 - €30,000 |
2% |
| €30,001 - €40,000 |
3% |
| €40,001 - €70,000 |
4% |
| €70,001 - €80,000 |
5% |
| €80,001 - €100,000 |
6% |
| €100,001 - €120,000 |
7% |
| €120,001 - €150,000 |
8% |
| Over €150,000 |
9% |
This information is for guideline purposes only.
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