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Professional Irish Financial Analysis • 2026
Generated On
22 July 2026
Note: This report is an estimate based on current Irish Revenue tax bands and provided inputs. For official tax advice, please consult a qualified professional or visit Revenue.ie.
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Calculate rental income tax with mortgage interest deductibility, wear & tear allowance, pre-letting expenses, and portfolio cash flow projection.
Calculate rental income tax (Case V) with mortgage interest deductibility, wear & tear allowance, pre-letting expenses, and portfolio cash flow projection.
Irish landlords pay income tax, USC, and PRSI on rental profits. Mortgage interest is partially deductible — 75% in 2025, rising to 100% from 2026. This calculator models multiple properties, applies the correct marginal rate, and accounts for deductible expenses including wear & tear (12.5%/year over 8 years) and pre-letting expenses (capped at €10,000).
Enter each property's gross rent, mortgage interest, management fees, repairs, insurance, and other costs. The tool shows gross rent, deductions, tax + PRSI due, and net after-tax income. Non-resident landlords can see the 14% withholding tax impact. A 5-year projection and CGT-on-sale estimate help with long-term planning.
1 property · 2025 rules · 75% interest deductible
Gross Rent
€24,000
Deductions
€13,590
Tax + PRSI
€5,049
Net After Tax
€5,361
Rental Yield
6.9%
Net: 1.5%
Gross rent → deductions → tax → net after tax.
Net after-tax income per property.
Where your deductible costs go.
| Property | Gross | Deductions | Yield | Net After Tax |
|---|---|---|---|---|
| Property 1 | €24,000 | €13,590 | 6.9% | €5,361 |
Projected net income with 2% annual rent growth.
| Year | Gross Rent | Deductions | Tax + PRSI | Net Income |
|---|---|---|---|---|
| 2026 | €24,000 | €13,590 | €5,049 | €5,361 |
| 2027 | €24,480 | €13,862 | €5,150 | €5,468 |
| 2028 | €24,960 | €14,134 | €5,251 | €5,575 |
| 2029 | €25,440 | €14,405 | €5,352 | €5,683 |
| 2030 | €25,920 | €14,677 | €5,453 | €5,790 |
If you sell after 10 years at 3% annual appreciation.
Est. Sale Price
€470,371
CGT @ 33%
€39,303
On gain of €120,371
Net Proceeds
€431,067
Deductible expenses include mortgage interest (75% in 2025, 100% from 2026), management fees (10-15% of rent), repairs and maintenance (not improvements), insurance, RTB registration fees, wear & tear allowance (12.5%/yr over 8 years on furniture), and pre-letting expenses up to €10,000.
For residential rental properties, 75% of mortgage interest was deductible from 2021-2025. From 2026, full 100% deductibility is restored. Our calculator lets you toggle between rates to see the impact.
Rental income is added to your other income and taxed at your marginal rate including USC (0.5-8%) and PRSI. If you have Class A employment, PRSI at 4% applies to rental profits. Class K (no other income) pays no PRSI on rent.
The wear and tear allowance lets you deduct 12.5% of the cost of furniture, fixtures, and fittings each year for 8 years. For example, €6,400 in furniture generates €800/year in deductions — saving €388/year at the 48.5% marginal rate.
Generally, no. Rental losses (Case V) can only be offset against other rental income, not against employment income (Schedule E). However, unused losses can be carried forward to future tax years.
Pre-letting expenses, introduced in Budget 2026, allow landlords to deduct up to €10,000 of costs incurred to prepare a property for first-time letting, if it was vacant for up to 12 months. This includes repairs, safety checks, and compliance upgrades.
Non-resident landlords face 15% withholding tax on gross rental income. The tenant or agent must deduct and remit this to Revenue. Non-residents can register with Revenue to receive rental income gross and file annual returns instead.
The RTB registration fee is €90 per tenancy for a 4-year registration. This is a fully deductible expense against rental income. Each new tenancy requires registration within 1 month of commencement.
Repairs (e.g. fixing a leak, painting) are fully deductible in the year incurred. Improvements (e.g. adding an extension, new kitchen) are capital expenditure and not deductible. Improvements can qualify for capital allowances over time.
If you have Class A PRSI from employment, rental income is liable to PRSI at 4% (Class S) under the self-employed PRSI rules. If your only income is from rent (Class K), no PRSI is due on rental profits.
No. Mortgage interest relief on your principal private residence was abolished in 2020 (phased out 2018-2020). Interest is only deductible on rental investment properties.
Properties in Rent Pressure Zones (RPZs) have annual rent increases capped at 2% (or market rate, whichever is lower). This limits how quickly you can grow rental income. RPZ rules require RTB registration and rent history reporting.
Vacancy periods mean no rental income but you may still have costs (mortgage, insurance). Loss-making periods cannot be offset against non-rental income. However, certain pre-letting expenses (up to €10,000) are deductible when re-letting after a vacancy of up to 12 months.