Residential Zoned Land Tax (RZLT)

Residential Zoned Land Tax (RZLT), Finance Act 2024, Landowners tax, Self assessment tax

As you already know, Residential Zoned Land Tax (RZLT) was introduced by Finance Act 2021.  In case you didn’t, it’s an annual self-assessment tax calculated at 3% of the market value of applicable land, with pay and file obligations levied on the landowners.  While it was first introduced in 2022, the first year that a tax liability is actually payable is 2025. The Revenue Commissioners confirmed that the RZLT registration portal is scheduled to go live on 27^th January 2025.   The due date for the landowners to file a Return and pay the relevant tax is on or before 23^rd May 2025. Going forward, an annual tax return must be submitted to Revenue, and any tax liability paid by 23^rd May every year. The landowner is required to determine and declare the market value of the land to Revenue.  The revised final maps are due to be published by local authorities by 31^st January 2025.

RZLT applies to land which was zoned as being suitable for residential development and adequately serviced since 1st January 2022, and on which development has not commenced up to 1st February 2025.  Finance Act 2024 introduced an exemption from RZLT in situations where legal proceedings are ongoing.

The RZLT portal will be available on ROS or MyAccount by clicking the My Services and then clicking Manage Residential Zoned Land Tax in Other Services.  Once registered, Revenue will assign a unique site identification number which will take up to one working day.  Receipt of Filing confirmation in the ROS Inbox will require an overnight update.

For further information, please click:

Revenue eBrief No. 018/25

Revenue eBrief No. 019/25

Please be aware that the information contained in this article is of a general nature.  It is not intended to address specific circumstances in relation to any individual or entity. All reasonable efforts have been made by Accounts Advice Centre to provide accurate and up-to-date information, however, there can be no guarantee that such information is accurate on the date it is received or that it will continue to remain so. This information should not be acted upon without full and comprehensive, specialist professional tax advice.

Stamp Duty. Residential Land. Individual Tax Relief. Development Land.

A stamp duty refund scheme in respect of land purchased to develop residential property was signed into the 2017 Finance Act on 25^th December 2017.

The Act provides that where stamp duty, at the new higher rate of 6%. is paid on the acquisition of land which is subsequently used to build residential property, the purchaser will be entitled to a rebate of 4% being 2/3rds of the duty paid.

It is important to keep in mind that the refund of stamp duty is only applicable in relation to the proportion of the land used for residential development.

The Main Points of the Scheme are:

• The scheme only applies where the residential development begins within thirty months of the date the land was acquired but before 1^st January 2022.

• It only applies to the construction of dwelling units.

• It does not apply to the refurbishment or completion of existing or partially constructed units.

• The time taken to conclude any planning appeal may be added to this 30 month period.

• The development must commence on foot of a Commencement Notice served in compliance with the Building Control Regulations and must be completed within two years of the relevant Local Authority’s acknowledgement of the Commencement Notice.

• There is a four year time limit on claiming a repayment.  Please be aware that the repayment does not carry interest and must be claimed using Revenue’s e-Stamping system.

• The 4% duty refund can be claimed following the commencement of the works

• Where the residential development is being carried out in phases, repayments can be sought on a phased basis i.e. the refund can be reclaimed on the commencement of each phase but only in proportion to the area of the land in each phase.

•  75% of the land, for which the refund claim is made, must comprise of dwelling units.

• If the legislative conditions are not met or if the works have not been completed within the 2 year deadline then Clawback Provisions will apply to this refund.

Despite the fact that this scheme has been signed into legislation there are still areas of uncertainty.  It is expected that Revenue will issue guidance material to clarify matters in due course.

For further information, please click: https://www.revenue.ie/en/property/documents/stamp-duty/help-guides/residential-development-stamp-duty-refund-claim.pdf

If you have any queries in relation to Stamp Duty, please contact us at queries@accountsadvicecentre.ie to make an appointment.

Please be aware that the information contained in this article is of a general nature.  It is not intended to address specific circumstances in relation to any individual or entity. All reasonable efforts have been made by Accounts Advice Centre to provide accurate and up-to-date information, however, there can be no guarantee that such information is accurate on the date it is received or that it will continue to remain so. This information should not be acted upon without full and comprehensive, specialist professional tax advice.