Should I sell my rental property or keep it?

It depends on your rent, costs and mortgage, your tax rate, what the property is likely to do and what you would do with the money. The planner works out both paths after tax, year by year: keeping (rent under the 2% cap, less costs, mortgage and tax at your marginal rate, with the property valued after CGT) against selling now (31% CGT, selling costs and the mortgage, then the proceeds invested). It shows the house-price growth at which the two meet.

What does it put on my Form 11?

The Form 11 tab adds up your ledger by tax year: gross rent, allowable expenses, mortgage interest on RTB-registered tenancies, wear and tear (12.5% a year for 8 years from the Furniture tab), losses carried forward and the rental profit, for all properties and for each owner’s share. LPT, capital repayments and improvements are recorded but not deducted, as Revenue says.

Does it track the RTB dates?

Yes. For each tenancy: when to register a new tenancy (within a month), the next annual registration (on the anniversary) and its €40 fee, the earliest next rent review, the last day to serve the 90-day notice, the highest rent the 2% (or CPI) cap allows, and for tenancies from 1 March 2026 when security of tenure starts and the 6-year cycle ends.

Several properties, or owned with a partner?

Up to 5 properties and 2 owners. Each property has its own owner shares; each owner is taxed on their own share at their own rate and has their own €1,270 CGT exemption.

Figures checked 10 Nov 20263 figures in our registerNext review 1 Jan 2027Report an error

Irish Landlord Planner

Sell or keep, after tax, for every property you own and both owners. Your rental figures for Form 11, year by year. Every RTB registration, rent review and notice date. One spreadsheet, yours to keep.

Free first: one property, sell or keep

Keeping leaves the example landlord €93,711 better off after 10 years.

Sale now: to invest after CGT and the mortgage: €231,591
Wealth after 10 years: keep: €416,952
Wealth after 10 years: sell now and invest: €323,242
House-price growth where they meet: -0.2% a year

Run it with your own figures, free →

The planner: all your properties, every year

Start here. You and a co-owner (tax status, salary, age, losses and landlord relief claimed), the scenario and years to compare. Out come the wealth on each path, the difference, the sale now (price, selling costs, CGT, relief paid back, money to invest) and the income each path gives.
Properties. Up to 5: value, what you paid and when (indexation before 2003), improvements, mortgage, rent, costs, LPT, furniture, RTB registration, each owner’s share and the selling costs.
Scenarios. Base, Cautious and Strong: house prices, rent, inflation, investment return, deposit rate and where the money goes if you sell (State Savings, deposit, ETF, pension, your home mortgage). Switch with one cell.
Sell or keep. Year by year to 30 years: rent, each owner’s tax on it with losses carried forward, cash left, CGT if sold that year, and both paths.
Ledger and Form 11. Log rent and bills as they happen; the Form 11 tab gives gross rent, expenses, interest, wear and tear, losses and profit by tax year, for all owners and each owner’s share, with the landlord relief you can claim.
RTB. Registration, annual renewal and fee, rent review, notice deadline, the highest rent allowed, tenure and 6-year cycle dates for each tenancy.
Rates. Every rate and rule with the official page it was read on (Revenue, RTB, gov.ie, NTMA) and the date.

A 10-second tour of five tabs (Ireland). No sound.

See inside

Real pages from the worked example that comes with the planner. Tap any page to see it full size.

Start here tab: Sell or keep, after tax: wealth on each path, the sale now and the income each gives — **Start here.** Sell or keep, after tax: wealth on each path, the sale now and the income each gives.

Form 11 tab: Your rental figures for the return, year by year, for each owner — **Form 11.** Your rental figures for the return, year by year, for each owner.

RTB tab: Registration dates, the next rent review, the notice deadline and the highest rent the cap allows — **RTB.** Registration dates, the next rent review, the notice deadline and the highest rent the cap allows.

Sell or keep tab: Year by year: rent, tax, cash, CGT if sold, and both paths — **Sell or keep.** Year by year: rent, tax, cash, CGT if sold, and both paths.

Questions

Should I sell my rental property or keep it?: It depends on your rent, costs and mortgage, your tax rate, what the property is likely to do and what you would do with the money. The planner works out both paths after tax, year by year: keeping (rent under the 2% cap, less costs, mortgage and tax at your marginal rate, with the property valued after CGT) against selling now (31% CGT, selling costs and the mortgage, then the proceeds invested). It shows the house-price growth at which the two meet.
What does it put on my Form 11?: The Form 11 tab adds up your ledger by tax year: gross rent, allowable expenses, mortgage interest on RTB-registered tenancies, wear and tear (12.5% a year for 8 years from the Furniture tab), losses carried forward and the rental profit, for all properties and for each owner’s share. LPT, capital repayments and improvements are recorded but not deducted, as Revenue says.
Does it track the RTB dates?: Yes. For each tenancy: when to register a new tenancy (within a month), the next annual registration (on the anniversary) and its €40 fee, the earliest next rent review, the last day to serve the 90-day notice, the highest rent the 2% (or CPI) cap allows, and for tenancies from 1 March 2026 when security of tenure starts and the 6-year cycle ends.
Several properties, or owned with a partner?: Up to 5 properties and 2 owners. Each property has its own owner shares; each owner is taxed on their own share at their own rate and has their own €1,270 CGT exemption.
Does it work in Google Sheets?: Yes. Upload the file to Google Drive and open it with Google Sheets. It also works in Excel (Windows and Mac) and LibreOffice. Apple Numbers can open it, but we have not tested every feature there, and Numbers does not keep drop-down lists. Standard formulas only, no macros.
Is this tax advice?: No. It is a planning and record-keeping tool built on Revenue’s and the RTB’s published rules. Revenue decides what you owe; for anything unusual (a home you once lived in, a company, an inheritance) ask a tax adviser.
What if it isn't right for me?: Ask for a refund within 14 days and you get your money back, even after downloading. See the refund policy.

Rules read on 4 November 2026 on Revenue (CGT), Revenue (rental expenses), Revenue (RPRIR clawback) and the RTB (rental law from 1 March 2026); every source is on the planner’s Rates tab. Free tools: landlord tax calculator, CGT calculator.