--- title: "Deemed Disposal 2027 in Ireland: What 2019 ETF Buyers Owe (Worked Examples)" url: https://decisionscalc.com/articles/deemed-disposal-2027-ireland/ description: "ETFs bought in 2019 hit their first 8-year deemed disposal in 2027, at the new 35% exit tax rate. €10,000 from January 2019 can mean about €2,514 of tax with nothing sold. Worked examples, dates and how the credit works." updated: 2026-11-10 publisher: DecisionsCalc note: General information, not financial, tax or legal advice. Figures name their source and the date they were read. --- Investing tax · Ireland # Deemed disposal in 2027: what 2019 ETF buyers owe **The short version:** an ETF bought in 2019 is treated as sold on its 8-year anniversary in 2027, and you pay exit tax at **35%** on the gain without selling anything. €10,000 invested in January 2019 and growing 7% a year would be worth €17,182 in January 2027: **€2,514** of tax, due with your 2027 Form 11 by 31 October 2028. It is not lost: when you sell, the tax already paid counts against the tax on the sale, and any excess comes back. ## Who is affected in 2027 Anyone who bought an ETF or other investment fund (Irish or EU-domiciled) during 2019 and still holds it. Each purchase has its own 8-year date, so a monthly investor has a deemed disposal every month of 2027, and every month after that as later purchases reach 8 years. Holdings bought in 2020 follow in 2028, and so on: from 2027 onwards, regular investors will have deemed disposals every year. ## Worked examples Growth of 7% a year is an illustration, not a forecast; use your own values in the calculator below. Tax is worked out per holding at the rate for the year of the 8-year date. | Example | 8-year date | Value then | Deemed gain | Exit tax | | --- | --- | --- | --- | --- | | €10,000 bought 15 January 2019 | 15 January 2027 | €17,182 | €7,182 | **€2,514** | | Same holding, second 8-year date | 15 January 2035 | €29,522 | €19,522 | **€4,319** (after the €2,514 credit) | | €300 a month through 2019 (12 purchases) | each month of 2027 | €6,186 | €2,586 | **€905** in 12 parts | | €10,000 bought March 2019, worth €9,200 on its 8-year date | 1 March 2027 | €9,200 | loss | **€0** (no loss relief) | ** ## How the credit works when you sell Tax paid on a deemed disposal is a payment on account, not a final tax. If the first example is sold on 30 June 2029 for €15,000, the exit tax on the whole €5,000 gain is €1,750. Because €2,514 was already paid in 2027, **€764 is repaid**. If the sale gain had been larger than at the 8-year date, you would pay only the difference. ## What to do now - **List every purchase from 2019** with its date and cost (your broker's transaction history). Each one is a separate holding with its own 8-year date. - **Note the value on each 8-year date** when it arrives: that value sets the gain. - **Put money aside**: the tax is due with your 2027 return by 31 October 2028, and you pay it from other money, not by selling units (unless you choose to). - **Check whether the Individual Investment Account suits new money** once it opens (planned 1 July 2027; no deemed disposal inside, a 1% charge on value above €50,000). It is not law yet. ## Work out your own - [ETF exit tax calculator](https://decisionscalc.com/tools/ireland-etf-exit-tax-calculator/): every purchase, every 8-year date and the tax due, free. - [Irish ETF Exit Tax Tracker](https://decisionscalc.com/irish-etf-tax-tracker/): a spreadsheet that keeps every purchase, 8-year date, credit and sale for years (one-time price). - [Investment Account calculator](https://decisionscalc.com/tools/ireland-investment-account-calculator/): the proposed account against an ETF, shares and a pension. - [Tax on investments in Ireland](https://decisionscalc.com/articles/ireland-investment-tax-guide/): exit tax, CGT, DIRT and pensions side by side. ## Frequently asked questions **What is deemed disposal?** Every 8 years an ETF or other investment fund you hold is treated as if you sold it and bought it back on the same day. You pay exit tax on the gain at that date, even though you sold nothing. When you later sell, the tax already paid is credited against the tax on the sale, and any excess is refunded. **Why is 2027 the big year?** ETF investing in Ireland grew sharply from 2019, and an ETF bought in 2019 reaches its first 8-year date in 2027. Someone who invested monthly through 2019 has twelve separate deemed disposals in 2027, one on each purchase's 8-year anniversary. **What rate applies in 2027?** 35%. Budget 2027 cut exit tax from 38% to 35% from 1 January 2027 (Finance (No. 2) Bill 2026, due to be enacted in December 2026). Before 2026 it was 41%. **When do I pay it?** Through your Form 11 income tax return for 2027, by 31 October 2028 (mid-November 2028 if you file and pay online through ROS). Keep a record of each purchase date, cost and the value on its 8-year date. **What if the ETF is worth less than I paid on the 8-year date?** Then there is no tax for that holding on that date, and the loss cannot be used against other gains. In our example a €10,000 holding worth €9,200 on its 8-year date pays €0. **Can I avoid deemed disposal?** Not on ETFs held directly. Investments inside a pension are not subject to it, and the Individual Investment Account proposed in the Finance (No. 2) Bill 2026 (planned from 1 July 2027, not yet law) would have no deemed disposal inside it. Individual shares are taxed under capital gains tax instead, only when you sell. ## Sources - [Revenue Tax and Duty Manual Part 27-01a-02](https://www.revenue.ie/en/tax-professionals/tdm/income-tax-capital-gains-tax-corporation-tax/part-27/27-01a-02.pdf): 8-year deemed disposals, the credit on a later sale and repayment of any excess - [Department of Finance: Budget 2027 Tax Policy Changes Summary](https://assets.gov.ie/static/documents/3aa2894e/Budget_2027_-_Tax_Policy_Changes_Summary_-_Eng.pdf): exit tax 35% from 1 January 2027 - [Finance (No. 2) Bill 2026 as initiated](https://data.oireachtas.ie/ie/oireachtas/bill/2026/98/eng/initiated/b9826d.pdf): the Individual Investment Account (section 26) General information, not tax advice. Distributions from funds are taxed separately and are not included above. Read 10 November 2026. ** DecisionsCalc An independent publisher with no advertisers or sponsors. Every figure is traced to an official source and dated, and an automated check flags figures that are due for review. See [how we research and check](https://decisionscalc.com/editorial-standards/) and our [methodology](https://decisionscalc.com/methodology/). Spotted a mistake? [Tell us](https://decisionscalc.com/about/#contact). Cite this article DecisionsCalc. (2026). Deemed Disposal 2027 in Ireland: What 2019 ETF Buyers Owe (Worked Examples). DecisionsCalc. https://decisionscalc.com/articles/deemed-disposal-2027-ireland/ Share this guide: 𝕏 Twitter LinkedIn ## More guides like this ## Get an email when Irish rules change Tax bands, allowances and benefit rates change every year. We email you when a rule our Irish calculators use changes, usually a few times a year. Confirm by email; unsubscribe in one click. Was this page useful? **Report a wrong figure or missing information**