Higher rate of Stamp Duty for multiple acquisitions of residential property

A higher rate of Stamp Duty on the multiple acquisitions of residential property was introduced in May 2021. This was under Section 31E of the Stamp Duties Consolidation Act 1999 (SDCA).

The higher rate of duty is currently 15% for instruments executed on or after 2 October 2024. It was previously 10% between May 2021 and October 2024.

This rate of duty applies where a person acquires 10 or more residential units (excluding apartments) in any 12-month period.

Exclusions for apartments

The higher rate does not apply where a residential unit in an apartment block is acquired. Under section 31E SDCA an apartment block is a building that comprises three or more apartments with grouped or common access.

How the charge is applied

This higher rate applies when 10 or more residential units are acquired within a rolling 12-month period by a company or an individual. Acquisitions by connected persons (such as companies under the same control) are aggregated to determine if the 10-unit threshold has been met.

The 12-month period is a rolling window. For every new property acquired, Revenue looks back at the previous 12 months to see if the 10-house threshold has been met.

The higher rate can apply to both:

  • direct acquisitions
  • and
  • indirect acquisitions.

A residential property may be acquired indirectly where a person acquires:

  • shares, stocks or marketable securities in a company
  • units in Irish Real Estate Funds (IREFs)
  • or
  • interests in partnerships

that derives value directly or indirectly from residential property.

For further information, please refer to the Tax and Duty Manual on Section 31E. 

Note

Section 83DB SDCA provides for a partial repayment of Stamp Duty paid at the higher rate of 15% in certain circumstances. Further information on Section 83DB can be found at Section 83DB Repayment of Stamp Duty in respect of certain residential units.

 

  • Example 1

    ABC Ltd bought 10 houses, each valued at €500,000, over a 12-month period in 10 individual purchases. They paid Stamp Duty at the standard rate of 1% rate for the first 9 houses, as follows:

    • €500,000 × 1% × 9 houses = €45,000

    The purchase of the 10th house applies the higher rate of 15%. This applies to the entire value of that house and any houses bought within that 12-month period, as follows:

    • €500,000 × 15% = €75,000

    At this point, the 15% rate is also applied retrospectively to the first 9 houses purchased earlier in that same 12-month period.  As such, the company must pay the difference between the 15% rate and 1% rate already paid on the preceding 9 houses, as follows:

    • €500,000 × 15% × 9 houses = €675,000

    • €675,000 - €45,000 (Stamp Duty already paid) = €630,000.

  • Example 2

    In August 2025, Aisling purchased 6 houses and paid Stamp Duty at the standard rates (i.e. 1%, 2% or 6%). In October 2026, Aisling purchased 8 additional houses. Although Aisling has purchased 14 houses in total, the standard rates will also apply to the purchase of the 8 houses. the 8 houses were purchased more than 12 months after the purchase of the preceding 6 houses.

    Alternatively, if Aisling had purchased the 8 additional houses in July 2026, the higher rate of 15% would apply to all the 14 houses. This is because they were purchased within a single 12-month period.

  • Example 3

    In February 2024, Margaret purchased 5 houses and pays Stamp Duty at the standard rates (i.e. 1%, 2% or 6%). 3 months later, Margaret purchased 11 apartments, which means that Margaret has purchased a total of 16 residential properties within a 12-month period.

    However, the higher rate of 15% rate will not apply as only 5 of the residential properties are subject to the higher rate. Apartments are excluded from the higher rate.

  • Example 4

    Alex purchased shares in a company which includes voting rights and the ability to make decisions in relation to the company’s assets. The company’s assets include 20 houses. Alex’s purchase of the shares means that there is a change in the person entitled to exercise control over the company’s houses.

    Therefore, he is treated as indirectly acquiring 20 residential units. The higher rate of 15% Stamp Duty is applied to the value of the shares attributable to the 20 houses.

Published: 31 July 2026 Print this page

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