Key Takeaways
| Topic | Summary |
|---|---|
| Valuing your home for sale | Use recent sales, local comparisons, estate agent appraisals, and property data. |
| Valuing for LPT | Self-assess honestly using Revenue valuation bands, PPR data, and Revenue’s interactive map. |
| Market insights from LPT trends | LPT declarations often undervalue homes, highlighting supply shortages and rising prices. |
| Tax implications | Rising property prices could lead to higher LPT rates or new property taxes in future. |
| Risks of undervaluation | Penalties, reviews, and back payments if Revenue finds under-declaration. |
Summary of the Irish Times Article.
A few days ago, I came across an Irish Times article that inspired me to prepare this post. The most relevant points from the article include:
- In November 2025, homeowners continued to undervalue properties when declaring Local Property Tax (LPT).
- Most homes declared under €350,000; even in counties where actual sale prices far exceeded this.
- Dublin’s median 2021 sale price was €506,000; yet many homeowners declared under €350,000.
- LPT is highly politically sensitive, and local politicians avoid raising it significantly for obvious reasons.
These trends have a direct impact on how homeowners value their properties, both for sale and for LPT.
How to Value Your Home for Sale in Ireland.
When selling your home, choosing the right price is essential. Too high and you get no viewings. Too low and you lose money.
Including research from various sources, I have narrowed down the most important things to consider when valuing your home for sale in the current Irish market.
1. Check Recent Sales on the Property Price Register
The Residential Property Price Register (PPR) is the most reliable tool because it records the actual final selling price of a house, and not its asking price.
Look for:
- Sales on your street
- Same house type
- Similar size and layout
- Similar condition
- Sales within the last 6–18 months
If homes like yours sold for €360,000–€380,000, then that is your real baseline.
2. Compare Local Listings to See Current Market Behaviour
Sites like Daft.ie, MyHome.ie, Sherry FitzGerald etc show:
- Buyer demand
- Price expectations
- Competing homes in your area
Remember – listings are only aspirational, not actual selling prices.
3. Get at Least Two Estate Agent Valuations
Most housing agents will provide free valuations.
They will assess:
- Recent bidding patterns
- Typical offers in your area
- Buyer demand levels
- Market seasonality
- How long similar homes take to sell
Avoid relying on just one agent as some may overvalue just to win your listing.
4. Adjust for Your Home’s Real Condition
When valuing your home, consider:
- BER rating
- Extensions or upgrades
- New boiler, roof, or windows
- Renovated kitchen or bathroom
- South-facing garden
- Parking availability
- Proximity to schools, transport, beaches, or parks
Also consider drawbacks such as:
- Dated interiors
- Low BER
- Nearby dereliction
- Traffic or noise
- Needed repairs
The price should always reflect the true condition of your home, not the ideal future condition.
How to Value Your Home for Local Property Tax.
Valuing your home for sale and valuing for LPT are not the same.
For LPT, Revenue requires a self-assessment into a valuation band. That means you do not submit an exact figure, only the chosen band.
1. Use Revenue’s Valuation Bands
Find the band your home fits into, such as:
- 0 – €240,000
- €240,001 – €315,000
- €315,001– €420,000
…and so on.
Each band has a fixed LPT charge.
See the full list of bands and charges HERE.
2. Check Revenue’s Interactive Valuation Tool
This tool shows:
- Typical home values in each small area
- Price trends
- Estimated bands for local properties
It is designed to guide your valuation and confirm accuracy.
Use the tool HERE.
3. Use the Property Price Register for Supporting Evidence.
PPR gives:
- Real selling prices
- Proof of neighbourhood value
- Comparable house data
This is the best defence if Revenue questions your band choice.
4. Compare With Local Listings
While not perfect (they show asking prices), and can help confirm whether:
- Your valuation is reasonable
- Your home is above or below average condition
Use these only as secondary guidance.
5. Be Honest and Be Ready to Justify Your Band
Revenue can:
- Request evidence
- Re-assess your valuation
- Apply penalties
- Seek back payments
If your home is clearly worth €420,000, placing it in a band under €350,000 is a risky endeavour.
Will Rising House Prices Trigger Higher LPT or New Property Taxes?
This is one of the biggest questions homeowners now ask.
Here is the objective answer:
Yes, rising prices increase the risk of higher LPT in 2030.
Even though LPT bands are fixed until 2030, the Government may:
- Review bands earlier
- Increase LPT rates
- Force more frequent valuations
- Require formal valuation evidence
This is already common in other EU countries. Ireland collects some of the lowest property taxes in Europe, despite having some of the highest property prices. Some economists and the Organisation for Economic Co-operation and Development (OECD) have regularly highlighted this imbalance, making future increases politically likely.
- Also, local Irish authorities already have the power to raise LPT if they choose to.
And according to RTE, many councils voted for 2026-2030 increases between:
- +7.5%
- +10%
- +15%
Councils struggling to fund essential infrastructure/local services may continue raising their local LPT rates.
New Property Taxes Are Possible
Future options include:
- Higher tax on second homes
- Higher tax on holiday homes
- Stricter vacancy tax
- A tax on under-declared LPT properties
- New levies for high-value homes
- Renovation-linked tax incentives or penalties
Conclusion
So yeah, valuing your home correctly is essential whether you are selling or completing your LPT return. Using real data from the Property Price Register, estate agent insights, and Revenue’s valuation tools gives you an accurate, defendable figure.
At the same time, LPT declarations reveal a deeper issue – Ireland’s housing market is rising faster than its taxation system can track. And with supply at historic lows right now, price pressure and policy changes are almost guaranteed in the coming years.
So homeowners, staying informed and valuing honestly is the best path.
