Annual Cash Flow
€2,912.00
Total Equity
€120,000.00
LTV
70.0%
Gross Yield
5.4%
Properties
1
Portfolio analysis
This calculator aggregates all your rental properties to provide a total portfolio view. Rental income, expenses, and mortgage interest are summed across all properties. Tax is calculated on the net rental income at your marginal rate (20% or 40%).
Cash flow calculation
Cash flow = Total rental income minus all expenses (including full mortgage interest) minus tax on rental income. This represents the actual cash left in your pocket after all costs and tax.
LTV and Central Bank rules
The LTV (Loan-to-Value) shows total borrowing as a percentage of property value. The Central Bank of Ireland typically requires LTV below 70% for buy-to-let properties. RTB registration is required for full mortgage interest deductibility.
Revenue-Aligned: Uses 2025-26 Irish tax rates and mortgage interest deductibility rules.
How multiple rental properties are taxed and managed in Ireland
How is a property portfolio taxed in Ireland?
All rental income from your properties is added together and taxed as a single source of income. You pay Income Tax at 20% or 40% (depending on your total income), plus PRSI at 4% and USC at up to 8%. On rental profits of €40,000, a higher-rate taxpayer would pay roughly €20,800 in tax. You can offset expenses from all properties against your total rental income.
Can I offset a loss on one property against profits from another?
Yes. If one property runs at a loss (for example, due to high mortgage interest or vacancy), you can offset that loss against rental income from your other properties. If your total rental income is still a loss after netting everything off, you can carry the loss forward to offset against future rental income, but not against your salary or other income.
Should I hold properties personally or through a company?
Holding properties through a company means paying 25% corporation tax on rental income (the 12.5% rate only applies to trading income, not rental income). Personally, you pay up to 52% but get direct access to the money. A company can be better for reinvesting profits or if you plan to build a large portfolio, but extracting money from the company triggers further tax.
What is the Local Property Tax and how does it work?
Local Property Tax (LPT) is an annual tax on residential properties based on the market value of the property. Rates range from 0.1029% for properties up to €1,050,000, with higher rates above that. For a property worth €300,000, LPT is about €309 per year. LPT is deductible against rental income as a business expense.
What records do I need to keep for a property portfolio?
Keep records of all rental income received, mortgage statements showing interest paid, insurance premiums, repair and maintenance receipts, management agent invoices, RTB registration confirmations, and tenant deposit records. Revenue can ask to see records going back 6 years. Good record-keeping also makes your annual tax return much easier and cheaper to prepare.
What is Capital Gains Tax on selling a rental property?
When you sell a rental property, you pay Capital Gains Tax (CGT) at 33% on the profit. The profit is the sale price minus the purchase price, minus allowable costs (stamp duty, legal fees, improvement costs). You get an annual exemption of €1,270. If you bought a property for €200,000 and sell for €350,000, the gain is roughly €150,000, and CGT would be about €49,000.
Do I need to register each tenancy with the RTB?
Yes. Every tenancy must be registered with the Residential Tenancies Board (RTB) within 1 month of starting. The fee is €40 per tenancy if registered online. Failure to register means you cannot deduct mortgage interest from your rental income for tax purposes. For a portfolio, this applies to each individual property and each new tenancy.
Revenue-Aligned: Based on 2025 Revenue rates and thresholds. For personal advice, speak to a qualified tax adviser.
Disclaimer: This calculator provides estimates based on current HMRC rates and thresholds for the 2025/26 tax year. It does not constitute professional tax, financial, or legal advice. Your actual liability may differ depending on your individual circumstances. Always consult a qualified accountant or tax adviser before making financial decisions. Read our terms
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