VAT in Irish Property Prices — FAQ

What does “VAT exclusive” mean?

When a property is sold as a new build by a developer or builder, the price registered in the PPR (Property Price Register) excludes VAT. The actual purchase price paid by the buyer is typically ~13.5% higher (the standard rate for residential property).

So for example, a property listed at €400,000 (VAT exclusive) would have cost approximately €454,000 including VAT at 13.5%.

When does this apply?

It primarily applies to new-build dwellings sold by VAT-registered developers. Second-hand sales between private individuals are not subject to VAT, and are recorded at their full sale price.

How should I read a VAT-exclusive price?

The PPR price represents the pre-VAT figure. For example, a property listed at €400,000 (VAT exclusive) would have cost approximately €454,000 including VAT at 13.5%. The exact VAT rate can vary depending on when the sale occurred.

How does Dublish handle VAT-exclusive prices?

Dublish flags VAT-exclusive sales with an asterisk on property pages so you can see at a glance which sales exclude VAT. These sales are still included in street, area, and district median calculations, since they represent real market transactions — just at a slightly understated price.

We chose to include them rather than exclude ~16.5% of all property sales from our statistics.

Where does this data come from?

The Property Price Register, maintained by the Property Services Regulatory Authority (PSRA), records whether each sale was VAT-exclusive. Dublish displays this information directly from the register.