Irish rental profit is taxed as Case V income — gross rent less allowable expenses, wear-and-tear capital allowances and, where the tenancy is RTB-registered, mortgage interest. Once net rental income reaches €5,000 you're generally a chargeable person filing a Form 11 under pay-and-file (ROS deadline usually mid-November). The expensive part is doing it at year end from bank statements — you lose the deductions you can't evidence. TenantSync captures rent through Open Banking and expenses through the Smart Expense Engine as the year runs, then assembles a rental income & expenses statement per property that you can finalise and export as PDF and CSV for your Form 11 or accountant. Free 14-day trial, no card required.
There's a particular kind of dread that lands each autumn. The ROS deadline is coming, the accountant wants figures, and the "system" for the whole year turns out to be a current-account statement, a pile of faded receipts and a memory that a plumber was paid sometime around March. So you scroll, you guess — and in that scroll, real, legitimate deductions slip through, because a payment you can't categorise or evidence is a payment you won't claim.
For a letting agent, multiply that by every landlord on your books: each client wants a clear income-and-expenses position, and a vague one reflects on you. Either way, the fix is the same — stop treating tax as a year-end reconstruction and let the numbers assemble themselves as the year runs. This guide covers how Irish rental income is taxed, what you can claim, and how a tax pack turns a year of activity into a statement you can file from.
This is general guidance, not tax advice
Tax rules change and every landlord's situation differs. Nothing here is a substitute for professional advice. Always confirm the current position with Revenue or your accountant. TenantSync helps you capture and organise rent and expenses and produce a statement — it does not file your return or give tax advice.
How rental income is taxed: Case V in one page
Rental profit is Case V income. The computation is simpler than it sounds: you take the gross rent for the year and subtract what Revenue lets you deduct. What's left is your rental profit, which is added to your other income and taxed at your marginal rate (with USC and PRSI where they apply).
| Case V line | What it is |
|---|---|
| Gross rent | All rent receivable for the year — including any HAP or top-up element — per property. |
| Less: allowable expenses | Letting/management fees, repairs, insurance, utilities and service charges, RTB fees, accountancy, advertising (see the full list below). |
| Less: mortgage interest | 100% of the interest portion — only where the tenancy is RTB-registered. The capital repayment is never allowable. |
| Less: capital allowances | Wear-and-tear on furniture and appliances at 12.5% a year over 8 years — not a one-off expense. |
| = Rental profit (Case V) | Taxed at your marginal rate alongside your other income; USC/PRSI apply separately. |
The maths isn't the hard part. The hard part is having a clean, evidenced number on each line — because every euro of deduction you can't stand over is rental profit you're taxed on unnecessarily.
The €5,000 threshold and the pay-and-file deadline
Two dates and one number decide how a landlord files:
- The €5,000 number. Where your net rental income is €5,000 or more, you're generally treated as a chargeable person and file a self-assessed Form 11. Below that, rental income can often be returned through a Form 12 or myAccount. Confirm which applies to you at revenue.ie.
- 31 October — the paper deadline under pay-and-file.
- Mid-November — the ROS deadline, the extended date for returns filed and paid through Revenue Online Service. Revenue sets the exact day each year.
The Form 11 also carries preliminary tax for the following year, so it's not only a look back — it commits you to a payment forward. All the more reason the numbers behind it should be solid rather than assembled in a hurry.
Stop rebuilding the year from bank statements
Start a free 14-day trial and let TenantSync capture rent through Open Banking and expenses through the Smart Expense Engine as the year runs — so your Case V statement is assembling itself, not waiting for November.
No credit card required · Live in under 10 minutes
The allowable-expenses list (and the traps)
Revenue allows a defined set of costs against Case V rental income. TenantSync maps every expense you record onto these Revenue buckets, so your statement mirrors what the Form 11 expects.
| Allowable | Not allowable / treated differently |
|---|---|
| Letting & management fees, and advertising for a tenant | Local Property Tax (LPT) — not deductible against rent |
| Repairs & maintenance (restoring, not improving) | Improvements — capital, treated differently from repairs |
| Insurance — buildings, contents, rent protection | The capital portion of a mortgage repayment |
| Utilities & service charges paid by the landlord | Furniture & appliances — relieved via wear & tear, not as a straight expense |
| RTB registration fee; accountancy & professional fees | Most pre-first-letting costs — except via the pre-letting relief |
| Mortgage interest — 100%, when the tenancy is RTB-registered | Your own time/labour on the property |
Two items are worth calling out because they move real money:
- Mortgage interest is gated on RTB registration. For a leveraged landlord this is usually the single biggest deduction, and it's only allowable where the tenancy is registered with the RTB. Let a registration lapse and you don't just risk an RTB penalty — you can jeopardise your largest tax deduction for that period. Compliance and tax are the same job.
- The €10,000 pre-letting relief. Under Section 97A TCA 1997, up to €10,000 of qualifying pre-letting expenses can be deducted on a property that was vacant six months or more before first letting, for qualifying lettings up to 31 December 2027 (with a clawback if you cease residential letting within four years). It's routinely missed because the spend happens before there's any rent. Confirm the specifics at revenue.ie.
Repair vs improvement, decided at the time
"€2,400 – Murphy Building" on a statement eight months later tells you nothing. "Boiler replaced, like-for-like — repair" tells you (and your accountant) everything. Capturing the category and a short note when the invoice lands is what keeps a deduction defensible.
Capture through the year — two ways, both quick
The whole problem is the year-end reconstruction. Remove it and tax stops being a chore. TenantSync gives you two capture paths, and they run alongside the rent data you already have:
1. Rent captures itself through Open Banking
Because rent reconciles through PSD2 Open Banking — AIB, Bank of Ireland, PTSB, EBS, Revolut, N26 — every payment is matched to the right tenancy in real time. That means your gross rent figure per property is accurate and already there at year end, not reconstructed from a statement. It's the same feed that flags arrears the moment rent is short.
2. Expenses categorise themselves with the Smart Expense Engine
Connect the same bank once and the Smart Expense Engine reads your stored transactions and derives property expenses, categorising them to Revenue expense categories for you to review and confirm — so a recurring cost like insurance or a service charge is caught automatically instead of forgotten. Prefer to log one by hand? Add an expense against a property in seconds on web, iOS or Android, with the category and note that decide how it's treated.
Get the landlord allowable-expenses checklist & tax-pack sample
Start a free 14-day trial and TenantSync turns the allowable-expenses list into live categories against each property — captured as you go, grouped the way Revenue expects, ready to export as a tax pack at year end.
What the tax pack actually is
Captured data is only half the value; the other half is what TenantSync does with it. The Irish Landlord Tax Pack assembles a Case V rental income & expenses statement for each property and tax year from data the platform already holds — the matched rent, your categorised expenses, management fees and contractor costs. It:
- Groups every allowable expense under the correct Revenue bucket, so the split is the one the Form 11 expects.
- Applies mortgage-interest relief only where the tenancy is RTB-registered, reflecting the rule rather than hoping you remembered it.
- Adds wear-and-tear capital allowances on furniture and appliances you've registered as capital assets.
- Lets you finalise (lock) the statement with an audit trail, so a filed figure can't be quietly changed underneath you.
- Exports as PDF and CSV you can hand straight to an accountant or use to complete the Form 11 on ROS.
To be clear about what it is and isn't: this is your Case V rental profit and the allowable-expense breakdown behind it. It is not your total tax liability — that depends on your other income, marginal rate, USC, PRSI and credits — and it doesn't file anything with Revenue. It's the clean, evidenced statement that makes filing straightforward instead of stressful.
Compliance and tax are one workflow
The tax pack leans on the same records that keep you compliant: rent from the Open Banking feed, expenses from the bank feed, and the RTB registration status that decides whether your mortgage interest is deductible. Keep registrations current and the biggest deduction takes care of itself.
For letting agents and agencies
If you manage property for others, the year-end tax question multiplies by every landlord on your books — and "can you send me last year's figures?" becomes a recurring scramble. Because TenantSync scopes rent, expenses and statements by landlord and branch, an agency can produce a per-landlord rental income & expenses statement for each managed property: the management fees you charged, the contractor work you arranged and the rent you collected, already categorised, exported as a professional PDF or CSV for the client's accountant.
It sits naturally alongside the per-landlord disbursement statements the platform already generates from the Open Banking rent flow — so the money you disbursed through the year and the tax position at the end of it come from one consistent record. For a landlord choosing an agent, "we hand you a Form 11-ready statement every year" is a genuinely differentiated thing to offer.
How to get started
- Start your free 14-day trial — no credit card required.
- Connect your bank via Open Banking so rent reconciles and expenses can auto-categorise.
- Register capital assets (furniture, appliances) so wear-and-tear allowances are tracked.
- Review categorised expenses through the year instead of rebuilding them in November.
- Generate, finalise and export the tax pack at year end for your Form 11 or your accountant.
Frequently asked questions
How is rental income taxed in Ireland?
Rental profit is taxed as Case V income — gross rent less allowable expenses, capital allowances and (where the tenancy is RTB-registered) mortgage interest. The profit is added to your other income and taxed at your marginal rate, with USC and PRSI where they apply. A landlord with net rental income of €5,000 or more is generally a chargeable person filing a Form 11; below that, rental income can often be returned via Form 12 or myAccount. Confirm your position at revenue.ie.
When is the landlord tax return deadline?
Self-assessed landlords file a Form 11 under pay-and-file. The paper deadline is 31 October, with an extended deadline usually in mid-November for returns filed and paid through ROS. Revenue sets the exact ROS date each year — check revenue.ie. The Form 11 also includes preliminary tax for the following year.
What expenses reduce my rental tax?
Letting and management fees, repairs (not improvements), insurance, utilities and service charges paid by the landlord, RTB fees, accountancy and professional fees, advertising, and mortgage interest where the tenancy is RTB-registered. Furniture and appliances are relieved through wear-and-tear allowances, and up to €10,000 of pre-letting expenses can apply to a property vacant six months or more before first letting. LPT and the capital portion of a mortgage repayment are not allowable. Confirm at revenue.ie.
What is a tax pack and how does TenantSync produce one?
It's a rental income and expenses statement — the Case V computation and the evidence behind it — per property and tax year. TenantSync builds it from rent matched through Open Banking, expenses auto-categorised by the Smart Expense Engine, and capital assets registered for wear and tear; groups expenses by Revenue bucket; applies mortgage-interest relief only where the tenancy is RTB-registered; lets you finalise (lock) the statement; and exports it as PDF and CSV. It doesn't file your return or give tax advice — confirm figures with Revenue or an accountant.
Can an agent produce figures for each landlord client?
Yes. Because statements are scoped by landlord and branch, an agency can generate a per-landlord rental income and expenses statement for each managed property — management fees, contractor costs and rent collected, already categorised — and export it for the client's accountant. It works alongside the per-landlord disbursement statements produced from the Open Banking rent flow. Confirm tax treatment with Revenue or an accountant.