Project property value and net proceeds on sale.
Projected future value
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Capital gain
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Net on sale
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Your breakdown
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Compounding a growth rate over the years
This tool answers a simple question with compound arithmetic: if an Irish property grows at a steady annual rate, what is it likely to be worth after a chosen number of years, and what would you walk away with if you sold? It multiplies today’s value by one plus the growth rate, raised to the number of years held. A €400,000 home growing at 3 percent does not gain a flat €12,000 a year. Each year’s growth builds on the last, so the gains accelerate as time passes.
The calculator then handles the sale. It strips off your selling costs, entered as a percentage of the sale price to cover the estate agent and solicitor, and where the property is an investment rather than your home, it applies Capital Gains Tax at 33 percent to the gain. The result is a projected future value, the headline gain, and the net cash after costs and tax.
A €400,000 home, ten years on
Take a €400,000 investment property, 3 percent annual growth, a ten year hold, and 2 percent selling costs. Compounded out, the value reaches roughly €537,567. That is a gain of about €137,567 over the original price. CGT at 33 percent on that gain is close to €45,397. After the 2 percent selling cost on the sale price and the CGT, the net proceeds land near €481,418.
Where this estimate is rougher than it looks
A few honest caveats matter here. First, the tool measures the gain against today’s value, not against what you originally paid. Real CGT is charged on the sale price less your true acquisition cost, so if you bought the place years ago for far less, the actual taxable gain, and the tax, would be larger than the figure shown. Treat this as a forward-looking projection from today rather than a full disposal computation.
Second, it does not deduct the annual CGT exemption of €1,270 that each person can offset against gains in a year, nor any allowable enhancement expenditure or losses you might carry. On a six-figure gain the exemption barely moves the needle, but it is worth knowing it exists. Third, and most importantly, if you select the own-home option there is no CGT at all, because Principal Private Residence relief exempts the gain on the home you actually live in. The tool reflects that by zeroing the tax for a main residence.
This calculator is aimed at homeowners weighing up long-term value and at small investors and accidental landlords trying to gauge their net exit. A steady percentage rarely matches reality, so the smart way to use it is to run a low, a middle, and a high growth rate and look at the range, rather than fixating on a single number. Property does not appreciate in a straight line, and a flat assumed rate hides the dips.
Is the family home really free of Capital Gains Tax?
For the period it was your only or main residence, yes. Principal Private Residence relief removes CGT on the gain. If you let the property for part of your ownership, or it sits on very large grounds, the relief can be restricted on a time or area basis, and that portion of the gain becomes taxable.
Should I include the mortgage in this?
No, and the tool deliberately leaves it out. Capital Gains Tax and your net proceeds depend on the property’s value and your costs, not on how the purchase was financed. The mortgage affects your cash position and equity, but it has no bearing on the gain or the tax. Use a separate mortgage tool to see the loan side.