Built for Irish landlords filing their own Form 11. Six tabs — every property listed once, then rent, costs and capital items tagged to a property, and a summary that works out each one separately before totalling it into the Irish Rental Income [201 - 218] lines off the 2025 form. Not a UK buy-to-let template with the currency changed.
XLSX, 2025 tax year. Free, no sign-up, no email address. Opens in Excel, Numbers, LibreOffice and Google Sheets.
Revenue's manual is blunt about it: if all the tenancies in a dwelling are not registered for a year, all interest relief for that dwelling is lost for the year, and there is no apportionment where only some are registered. The test is per dwelling, and it is binary. Mark a property No and the workbook drops its mortgage interest to zero and says why, rather than quietly leaving a deduction in that Revenue would take out.
The form takes totals, not properties. Line 203 asks how many properties are let, then line 204 asks for one blended Gross Rent Receivable. The per-property working is still required — Revenue's helpsheet says separate computations for each property must be prepared and retained, and line 207(c) asks for the LPT ID of the single residential property with the highest net profit, which you cannot answer without them.
Every tab, with one worked example running through all of them: two flats and a commercial unit, one of the flats without an RTB registration and carrying pre-letting spend over the cap.
The instructions, on the first tab, so you are not looking for them anywhere else.
What this is
A year of rent and spending across every property you let, totalled into the shape the Irish Rental Income panel of the Form 11 asks for.
The dates you are working to
31 October 2026 on paper, or 18 November 2026 if you both file and pay through ROS.
How to use it
Properties first — nothing else works until every property is listed. Then rent on Rental income, costs on Expenses, furniture and appliances on Capital items. Read Summary.
The RTB column is not paperwork, it is the interest deduction
Set it honestly. Where it says No on a residential property, the workbook takes that property's mortgage interest out of the Summary entirely and tells you why.
Losses do not stay with the property that made them
A loss on one flat comes off the profit on another in the same year, and what is left goes forward as one pool. Two exceptions: uneconomic lettings, and a spouse's loss against your profit.
Four things people get wrong
LPT is not deductible. Only the interest on the mortgage is, not the capital. Pre-letting is capped per property. Rental Income Relief is relief against tax, not an expense.
Twenty rows, filled in once. Type decides which block of the form a property lands in. RTB registered decides whether its mortgage interest is allowed at all — Exempt is for a dwelling outside the registration requirement, and it keeps the interest.
| A | B | C | D | E | F | G | |
|---|---|---|---|---|---|---|---|
| 1 | Property ref | Address | LPT ID | Type | Ownership % | RTB registered | Date first let |
| 2 | FLAT-1 | 12 Sycamore Road, Apt 1 | 1234567890 | Residential | 100% | Yes | 01/09/2021 |
| 3 | FLAT-2 | 12 Sycamore Road, Apt 2 | 1234567891 | Residential | 100% | No | 01/03/2025 |
| 4 | UNIT-A | Unit 5, Trade Park | Commercial | 100% | 14/06/2019 |
300 rows. Property is a dropdown off the Properties tab and Property type fills itself in, so a ref that does not match says so instead of silently dropping out of the totals.
| A | B | C | D | E | F | |
|---|---|---|---|---|---|---|
| 1 | Date | Property | Property type | Tenant | Description | Amount |
| 2 | 31/12/2025 | FLAT-1 | Residential | R. Nolan | Rent, 12 months | 14,400.00 |
| 3 | 31/12/2025 | FLAT-2 | Residential | K. Byrne | Rent, 12 months | 13,200.00 |
| 4 | 31/12/2025 | UNIT-A | Commercial | Trade Park Ltd | Rent, 12 months | 18,000.00 |
500 rows, with a Check column that does the work most templates leave to you. FLAT-2 below has €5,800 of mortgage interest and no RTB registration, so the allowable amount is zero — not 75%, not a proportion. There is no apportionment where a tenancy is unregistered; the whole deduction for that property goes.
| A | B | C | D | E | F | G | H | |
|---|---|---|---|---|---|---|---|---|
| 1 | Date | Property | Property type | Category | Net | Let use % | Allowable amount | Check |
| 2 | 30/11/2025 | FLAT-1 | Residential | Mortgage interest | 6,200.00 | 100% | 6,200.00 | |
| 3 | 30/11/2025 | FLAT-2 | Residential | Mortgage interest | 5,800.00 | 100% | 0.00 | Interest disallowed - this property has no RTB registration |
| 4 | 12/02/2025 | FLAT-2 | Residential | Pre-letting expenditure (S. 97A) | 11,500.00 | 100% | 11,500.00 | |
| 5 | 04/07/2025 | UNIT-A | Commercial | Repairs and maintenance | 1,600.00 | 100% | 1,600.00 |
Supplier, Description, VAT, Gross and Receipt held are in the workbook too and are cut here for width. The €11,500 of pre-letting spend on FLAT-2 is entered in full — the cap is applied on the Summary tab, which is where you can see what it cost you.
Furniture, white goods, carpets and fittings, tagged to a property. Wear and tear at 12.5% of the letting share of cost, laid out across the eight years you claim it. Fixtures and fittings — furniture, white goods, carpets — get wear and tear at 12.5% of cost a year for eight years. Where allowances come to more than the rental income the excess only carries forward against future rental income.
Each property on its own first. FLAT-2 shows the pre-letting cap doing its job — €11,500 spent, €10,000 allowed, and €1,500 flagged as not allowable. FLAT-1 carries the marker for line 207(c), which asks for the LPT ID of the residential property with the highest net profit.
| A | B | C | D | E | F | G | H | |
|---|---|---|---|---|---|---|---|---|
| 1 | Property | Type | Gross rent | Pre-letting (capped) | Allowable expenses | Capital allowances | Net profit / (loss) | Form 11 |
| 2 | FLAT-1 | Residential | 14,400.00 | 0.00 | 9,960.00 | 400.00 | 4,040.00 | Highest net profit - line 207(c) wants this LPT ID |
| 3 | FLAT-2 | Residential | 13,200.00 | 10,000.00 | 11,950.00 | 225.00 | 1,025.00 | |
| 4 | UNIT-A | Commercial | 18,000.00 | 0.00 | 9,400.00 | 0.00 | 8,600.00 |
Then the same figures in Form 11 line order, which is what you type into ROS:
| A | B | C | |
|---|---|---|---|
| 1 | Form 11 line | Description | Amount |
| 2 | 202 | All tenancies RTB registered | No - leave 202 blank |
| 3 | 204 | Gross Rent Receivable | 27,600.00 |
| 4 | 205(b) | Allowable interest as per S. 97(2J) | 6,200.00 |
| 5 | 205(d) | Pre-letting expenditure allowed by S. 97A | 10,000.00 |
| 6 | 206(a) | Net profit on residential property | 5,690.00 |
| 7 | 213(a) | Net profit on commercial property | 8,600.00 |
| 8 | 214 | Chargeable profit from all sources | 14,290.00 |
Nothing on Summary is typed by hand except three carry-forward figures, which are marked. Line 214 is the two blocks added together — €5,690 residential and €8,600 commercial — and capital allowances come off before losses brought forward, because that ordering is Revenue's rather than a choice. A seventh sheet, Lists, is hidden; it only feeds the dropdowns.
In order. The first step is the one people skip and the one everything else depends on.
Every other tab points back at this one. A property ref, the LPT ID, whether it is residential or commercial, and whether the tenancies are RTB registered. Get the ref short — you will be picking it from a dropdown a few hundred times.
Rent receivable for the year, not rent banked. A receipt dated in the year goes in whether or not the tenant paid it. Property type fills itself in, so a ref that does not match the Properties tab shows up immediately.
Eighteen categories in the dropdown, each one a Form 11 line rather than a generic chart of accounts. Let use % handles a property let for part of the year or a bill that covers your own use too, and the Allowable amount adjusts itself.
Wear and tear at 12.5% of the letting share, over eight years, per property. A repair is not a capital item and a capital item is not a repair — the form treats them differently and so does this.
Each property on its own first, because Revenue requires those computations to be prepared and retained, and because line 207(c) asks which residential property made the most. Then the two blocks the form actually takes: residential at 202-208, commercial and everything else at 209-213, added at 214.
€10,000 per vacant premises since 1 January 2023, up from €5,000. The cap is per property, so two properties can carry €10,000 each. The property must have been vacant for at least six months, reduced from twelve months on 1 January 2023. The spend must have been incurred in the twelve months before the property is first let. Finance Act 2024 extended the relief to expenditure incurred before 31 December 2027.
Stop letting the property residentially within four years of the first letting — by selling it or changing its use — and the whole deduction comes back as a Case V profit in the year it stops.
You compute a surplus or deficiency for each separate rent, then the figure that goes on the form is the total of all surpluses reduced by the total of all deficiencies. A loss on one flat comes off the profit on another in the same year.
Two things break the pooling. An uneconomic letting under S. 75(4) is ignored entirely rather than netted. And one spouse or civil partner cannot set their deficiency against the other's surplus — which is why every line on the panel has a Self column and a Spouse column.
A relief against tax, not a deduction from rent. It does not belong anywhere in the expense categories — it comes off after the Case V profit is settled. For 2025 the maximum is €800, and it is the lowest of €800, 20% of your Case V income from qualifying premises, and 20% of your total Case V income. It runs for 2024 to 2027. One claim only, however many properties you let.
Tested at 31 December: you own the premises, hold a valid Tax Clearance Certificate, and are LPT compliant. The property must be RTB registered and let, let to a local authority, a formerly rent controlled tenancy, or actively marketed for rent. It cannot be let to a connected person. Fail the conditions, or dispose of the premises within four years of the first year of claim, and the relief is clawed back.
Keep the documents for six years from the end of the tax year, plus the per-property computations Revenue requires you to prepare and retain. Two of the reliefs run longer clawback clocks than that filing: pre-letting for four years, RPRIR for four, RRPR for two.
The panel splits in two before it asks for a figure: residential property at lines 202-208, and commercial property, land and everything else at lines 209-213. Line 214 adds the two together. These are the categories in the dropdown on the Expenses tab, each mapped to the line its total goes to on both sides of that split.
| Category | Residential | Commercial | Note |
|---|---|---|---|
| Repairs and maintenance | 205(a) | 212(a) | Rot treatment, mending windows and doors, painting and decorating, cleaning. A repair puts something back as it was; an improvement is capital and does not go here. |
| Mortgage interest | 205(b) | 212(b) | 100% deductible for 2025. On a residential property the deduction is lost in full unless every tenancy in that property is RTB registered — the sheet zeroes the row when the flag says no. |
| Pre-letting expenditure (S. 97A) | 205(d) | — | Residential only. Capped at €10,000 per property, the property must have been vacant six months, and the spend must fall in the twelve months before first letting. |
| Retrofitting deduction (RRPR) | 205(e) | — | Two properties for 2025, €10,000 each, and you claim the year after the works. Needs an SEAI grant, LPT compliance and tax clearance. |
| 'Section 23' relief, first year | 205(c) | — | Only where 2025 is the first year the property was let under a qualifying lease. Unused relief from an earlier year is a loss forward at line 217, not a line 205(c) entry. |
| Insurance | 205(e) | 212(e) | Fire and public liability cover on the property, and mortgage protection premiums. |
| Management and letting agent fees | 205(e) | 212(e) | What an agent charges to find tenants and run the tenancy. |
| RTB registration fees | 205(e) | 212(e) | The cost of registering the tenancy is itself deductible, including the double fee on a late registration. |
| Accountancy fees | 205(e) | 212(e) | Preparing the rental computation and the return. |
| Legal and professional fees | 205(e) | 212(e) | Drawing a lease, chasing arrears, an RTB dispute. Fees on buying or selling the property are capital and belong in the CGT computation. |
| Ground rent | 205(e) | 212(e) | Rent you pay out on the property yourself. |
| Local authority rates | 205(e) | 212(e) | Rates paid to a local authority. Local Property Tax is a different thing and is not deductible. |
| Service charges | 205(e) | 212(e) | Management company charges on an apartment, and any sinking fund contribution treated as revenue. |
| Light and heat | 205(e) | 212(e) | Only where you pay it rather than the tenant, and only for the part of the year the property was let. |
| Cleaning and waste | 205(e) | 212(e) | Common area cleaning, bin charges, garden maintenance. |
| Advertising for tenants | 205(e) | 212(e) | Listing fees and advertising to fill a vacancy between lettings. |
| Goods and services to the tenant | 205(e) | 212(e) | Anything you provide and the tenant does not repay — broadband, a TV licence, a service contract. |
| Other allowable | 205(e) | 212(e) | Anything else authorised by S. 97(2) that has no category of its own. Write what it was in the Description column. |
Line numbers are from the Irish Rental Income [201 - 218] panel of the 2025 Form 11. Which column applies is decided by the property, not the cost — the same insurance premium lands on 205(e) for a flat and 212(e) for a warehouse. Revenue reprints the form each year and line numbers can move; check them against the form you are filing.
None of these is in the dropdown, deliberately. Every one of them is something landlords claim and Revenue disallows.
| Never goes on the form | Why |
|---|---|
| Local Property Tax | Revenue lists LPT explicitly as non-deductible. It is the single most common wrong entry on a rental computation. |
| Mortgage capital repayments | Only the interest is deductible. The capital portion of the repayment is not an expense at all. |
| Interest before the first letting | Interest is only deductible while the property is let. Interest from purchase up to the first tenant moving in is out, except through the S. 97A pre-letting route. |
| Capital improvements | An extension, a new kitchen where there was none, anything that betters the property. Relief comes through CGT on a sale, not through Case V. |
| Your own labour | No deduction for the time you spend on repairs yourself, however long it took. |
| Post-letting expenses | Costs incurred after the last letting ends are not deductible. |
| Expenses of an uneconomic letting | Where the rent could never cover the costs, S. 75(4) takes the letting out of the computation entirely — the surplus or deficiency is ignored, not netted off against other properties. |
| Pre-letting expenses outside S. 97A | Property fees before first renting are allowed, but general pre-letting spend only qualifies through the S. 97A relief and its conditions. |
Filing as a sole trader as well as a landlord? The sole trader workbook covers the Extracts From Accounts panel of the same return, and the deadline page covers which of the two filing dates is yours.
A year of agent statements, mortgage certificates and repair invoices across three properties is a long evening at the keyboard. Upload them instead and get the same categorised spreadsheet back with the fields already filled. Free trial credits, no card required.
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