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Can an Irish Citizen Buy Property in the USA? Complete Guide

Yes — Irish citizens can buy property in the United States with no restrictions. Ireland’s relationship with the US real estate market is rooted in 30+ million Irish-Americans and over a century of Irish diaspora building wealth in Boston, New York, Chicago, and beyond. Irish buyers purchasing US property today benefit from the US-Ireland estate tax treaty — one of the oldest in existence, signed in 1950 — which provides better protection than Canadian or Australian buyers have. The main consideration for Irish sellers is Ireland’s 33% Capital Gains Tax rate — one of the EU’s highest — applied to Irish tax residents who profit from a US property sale.

The US-Ireland Estate Tax Treaty

Ireland has had an estate tax treaty with the United States since 1950. This treaty provides Irish tax residents who own US property with a proportional unified credit — significantly better than the bare $60,000 exemption. In practice, Irish buyers with US property benefit from the same type of protection as UK, German, and French buyers — and far better than Canadian, Australian, or Latin American buyers who have no treaty. The specific protection level depends on the ratio of US assets to worldwide assets. Consult a US estate attorney with Irish client experience for the calculation. Full guide: US estate tax for non-citizens.

Irish Buyer Markets in the USA

Irish buyers concentrate in the US cities with the deepest Irish-American communities: (1) Boston: the highest percentage of Irish-American population of any major US city. South Boston (Southie), Dorchester, and suburban towns like Braintree and Quincy have long-established Irish communities. Boston’s Irish buyers range from diaspora families buying near extended family to Irish professionals on E-3-equivalent visas. (2) New York City: Woodside and Sunnyside in Queens, the Bronx, and Yonkers. Manhattan for professional Irish buyers. (3) Florida: Irish snowbirds follow a similar pattern to Canadian snowbirds. West coast FL (Naples, Sarasota) and Central FL (Orlando) attract Irish buyers seeking warm winters. (4) Chicago and San Francisco: established Irish-American communities driving diaspora property purchases.

Irish CGT: The 33% Rate on US Property Gains

Ireland’s Capital Gains Tax rate of 33% applies to Irish tax residents who sell US property at a profit. This is one of the highest CGT rates in the EU and significantly higher than the US long-term rate (15–20%). (1) US-Ireland DTA coordination: US capital gains tax paid on the sale is credited against Irish CGT through the US-Ireland Double Taxation Agreement (1997). If the US rate (15–20%) is lower than the Irish rate (33%), the Irish seller pays additional CGT to Revenue Ireland on the difference after the US credit. (2) The EUR/USD calculation: the gain is calculated in EUR for the Irish return. EUR/USD movements between purchase and sale dates affect the EUR gain amount. (3) Revenue Ireland: file through the ROS (Revenue Online Service) for the tax year of the sale. Work with an Irish tax agent or accountant with cross-border experience.

Financing: EUR/USD and the Employment Detail Summary

Irish buyers using the foreign national mortgage path: (1) Employment Detail Summary: since 2019, Irish workers receive an Employment Detail Summary from Revenue’s MyAccount (replacing the old P60). This is the primary income documentation accepted by US foreign national lenders. Two years required. Certified English translation is usually not needed (it’s already in English). (2) Irish bank reference: from AIB (Allied Irish Banks), Bank of Ireland, Permanent TSB, or Ulster Bank. (3) EUR/USD: use OFX or Wise for 2–4% better rates than Irish banks. Down payment: 25–40% for non-resident buyers.

Guides: US Mortgage for Irish Buyers — Find an Agent

Frequently Asked Questions

Can an Irish citizen buy property in the USA?

Yes. No restrictions. 30+ million Irish-Americans make Ireland one of the most connected foreign buyer communities. Primary markets: Boston, New York, Florida, Chicago.

Does Ireland have a US estate tax treaty?

Yes — since 1950, one of the oldest US estate tax treaties. Irish owners of US property receive a proportional unified credit, significantly better than the bare $60,000 exemption.

What is the Irish CGT rate on US property sales?

33% — one of the EU's highest. US capital gains tax paid is credited against Irish CGT through the US-Ireland DTA. If US tax (15-20%) is less than 33%, Irish tax residents pay the difference to Revenue Ireland.

What Irish documents do US mortgage lenders accept?

Employment Detail Summary (from Revenue MyAccount, replacing the old P60), Irish bank reference letter, bank statements, passport, ITIN. Down payment: 25-40% for non-residents.