There are currently a number of measures currently in place which disincentivise land hoarding and property speculation.
Residential Zoned Land Tax
The Residential Zoned Land Tax (RZLT) was introduced in Finance Act 2021 and first charged in 2025. It seeks to increase housing supply by encouraging the activation of residential development on lands which are suitably zoned and appropriately serviced.
RZLT legislation allows for a deferral of the tax where the landowner has either commenced residential development or has received planning permission within the past 12 months. Should works on the site permanently cease prior to the expiry of the planning permission period, without the lodgement of certificates of compliance on completion in respect of all of the residential development outlined in the planning permission, the tax deferred up to that point becomes due and payable. The liable person must amend all returns in which the deferral was claimed and pay the RZLT that was deferred and interest accordingly.
The policy objective is to ensure the land is activated in a timely manner. The most important metric for judging the success of this tax is the number of planning permission applications, and the number of activations of planning permissions. This is reflected in the high percentage of the liability which is deferred as it shows that land which meets the criteria for RZLT, is not being left idle and development is taking place.
Vacant Homes Tax
The Vacant Homes Tax (VHT) was announced in Budget 2023 and legislated for in Finance Act 2022. The main objective of this tax is to increase the supply of homes for rent or purchase by encouraging the owners of vacant, habitable, residential properties to bring those properties back into use. A residential property will be within the scope of the tax if it has been occupied as a dwelling for less than 30 days in a chargeable period.
VHT operates on a self-assessment basis, where the number of properties in scope and the amount of tax payable depends on the self-assessed returns submitted by property owners, the number of properties declared as liable, and the number of property owners entitled to claim available exemptions from the tax.
VHT is charged at a rate of seven times a property’s base local property tax (LPT) charge with effect from 1 November 2024.
Derelict Property Tax
In Budget 2026, Government agreed to the introduction of a new Derelict Property Tax. The aim of this tax is to encourage the activation of derelict properties. It will replace the Derelict Sites Levy and will be collected by the Revenue Commissioners. I intend to legislate for the Derelict Property Tax in 2026.
Local authorities need time and resources to identify properties in their areas so that preliminary registers of dereliction can be published in 2027. The tax will be implemented as soon as possible after these registers are published.
Stamp Duty
I would also like to bring to your attention the Stamp Duty rate of 15% which is applied where 10 or more houses (not apartments) are acquired in any 12-month period. This measure is designed to address the issue of property speculation
First introduced in May 2021, at a rate of 10%, it was increased to 15% in Budget 2025.
The higher Stamp Duty rate on bulk acquisitions is one of several measures introduced in 2021 with the intention of discouraging investment funds (and others) from buying up blocks of new houses, and sometimes whole estates, usually with the intention of placing them on the rental market. Such activity reduces the supply of new houses available to individual private buyers.
In conclusion, I am satisfied that the existing measures are having a positive impact on the issues of land hoarding and property speculation. I am also confident that the proposed Derelict Property Tax will be helpful in encouraging the activation of derelict properties. All of these measures are kept under review.