Irish money
Deemed disposal and ETF exit tax planner
Eight-year dates, tax at 38% or 35%, and the credit when you sell.
Last updated: October 2026
How to use it
- Enter the purchase date and the amount you paid for that holding.
- Enter the value at each 8-year date. Leave a later date blank if you do not know it.
- Add a sale date and the proceeds if you have sold, or are testing a sale.
- Read the tax at each date, and the credit taken off the sale.
The 8-year charge
For an individual, exit tax on an Irish investment fund, and on an equivalent offshore fund, is 38% from 1 January 2026. A disposal is deemed at the end of every 8 years from the purchase, on the value then minus the cost. After a deemed disposal the holding is treated here as reacquired at that value, so the next gain starts from the new figure. A fall in value does not create a repayment on this page.
The fund may value the anniversary, or the previous 30 June or 31 December. This page uses the anniversary date you can see, and it uses the value you type. It does not pick 30 June or 31 December for you.
The credit, and the 35% rate
Tax paid on a deemed disposal is credited against a later sale. If the credit is larger than the tax on the sale, the amount due is zero. The difference is not refunded here. Budget 2027 reduces the rate to 35% for an event on or after 1 January 2027. That figure is pending the Finance Act, and the page says so on any 2027 date. A personal portfolio investment undertaking at 60% is not calculated.
The one-figure version, value minus original cost at 38%, is the exit-tax mode of the capital gains and exit tax calculator. The comparison of the two taxes is in CGT and exit tax.
Sources
Revenue eBrief 016/26, Revenue’s investment-undertaking manual, and Budget 2027 tax policy changes.
How it's calculated
Each holding is deemed disposed of every eight years. The gain is the value you type minus the base. The base starts as the cost, and after a taxed anniversary it becomes that anniversary’s value. Tax is the gain times the rate when the gain is positive. A later sale uses the same rate for its own date, then subtracts tax already counted. If the credit is larger than the sale tax, the amount due is zero. It is not refunded here.
Worked examples
Bought on 15 January 2018 for €10,000. On the 15 January 2026 anniversary the value entered is €14,000. The base is the cost, €10,000.00. The gain is €4,000.00 (€14,000 minus €10,000). Exit tax at 38% is €1,520.00. The credit is €1,520.00. The amount due on the anniversary is €1,520.00. A date before 1 January 2027 uses 38%.
Sold on 1 November 2026 for €15,500. The base is now the anniversary value, €14,000.00. The further gain is €1,500.00 (€15,500 minus €14,000). Tax at 38% is €570.00. The credit for tax already counted is €1,520.00. The amount due is €0.00 (€570.00 minus that credit, and not below zero).
Bought on 1 March 2019 for €8,000. On 1 March 2027 the value entered is €11,000. The base is €8,000.00 and the gain is €3,000.00. Tax at 35% is €1,050.00, and the amount due on that anniversary is €1,050.00. Sold on 1 April 2027 for €12,000. The base is €11,000.00, the gain is €1,000.00, tax at 35% is €350.00, the credit is €1,050.00, and the amount due is €0.00. Both 2027 dates use 35% because they fall on or after 1 January 2027. That rate is the Budget 2027 figure and is pending the Finance Act.
I check these figures after each Budget or Finance Act and when a rate changes. The calculation runs in this browser. Nothing you type is stored or uploaded. Corrections: [email protected].
Questions
Why is a 2027 sale at 35% while the capital gains page still says 38%?
The capital gains page prices the 2026 rate of 38% and says 35% is the published 2027 figure. This planner applies 35% to an event on or after 1 January 2027 and marks it pending the Finance Act.
What if I leave an anniversary blank?
That date is listed and not taxed. The cost is not stepped up, and later anniversaries are not calculated until you fill the gap.
Is 38% still the rate in 2026?
Yes. Revenue’s eBrief for 1 January 2026 sets the individual fund exit tax rate at 38%. The page uses 38% for an event before 1 January 2027.
Do you store the values I type?
No. The dates and amounts stay in this browser. Nothing is uploaded.
Why might a fund’s date differ from the anniversary I see?
The legislation allows the fund to use the anniversary or the previous 30 June or 31 December. This page uses the anniversary and the value you type. It does not choose the fund’s valuation date for you.