Cost of Buying a House in Ireland: Every Fee You Need to Budget For
Cost of Buying a House in Ireland: Every Fee You Need to Budget For
The single most common financial shock for Irish first-time buyers isn't the mortgage — it's discovering how much cash needs to be available on closing day beyond the deposit. Buyers who save exactly the 10% deposit arrive at the final stage short by €8,000 to €12,000, which can delay or derail a purchase entirely.
Here's the complete cost breakdown for 2026, organized by when each cost falls due.
The Costs You Must Pay — None of Which You Can Borrow
Every cost listed below must come from your own cash reserves. None of these can be included in your mortgage. The lender will fund the purchase price less your deposit — everything else is your responsibility.
Cost 1: The Deposit
When due: 10% at contract exchange (minus any booking deposit already paid)
The deposit has two components:
- Booking deposit: €5,000 to €10,000 paid when the estate agent accepts your bid and you go Sale Agreed. This is refundable before contracts are signed if the sale falls through.
- Contract deposit: The balance of the 10% deposit, paid when contracts are exchanged. At this point, the contracts become legally binding. If you withdraw after this stage, you forfeit the full 10% deposit.
For a €350,000 purchase, the total deposit is €35,000. For a new-build purchase where you're using the Help to Buy scheme, Revenue's refund (up to €30,000) goes directly to the developer as a credit against the contract deposit.
Minimum deposit from personal savings: The Central Bank requires the 10% to come from non-borrowed sources. For the Local Authority Home Loan specifically, at least 3% must be from personal savings held for 12 months.
Cost 2: Stamp Duty
When due: Closing day (paid by your solicitor from the closing funds)
Stamp duty on residential property in Ireland is:
- 1% on the purchase price up to €1 million
- 2% on the portion between €1 million and €1.5 million
- 6% on any portion above €1.5 million
Ireland offers no stamp duty exemption or relief for first-time buyers. At a €350,000 purchase price, stamp duty is €3,500. For new builds, the duty is calculated on the purchase price excluding VAT, which gives a marginal saving.
Free Download
Get the Ireland Quick-Start Home Buying Checklist
Everything in this article as a printable checklist — plus action plans and reference guides you can start using today.
Cost 3: Solicitor's Professional Fee
When due: At or around closing
Legal fees for a standard residential conveyance in Ireland typically range from €1,500 to €2,500 professional fee, plus VAT at 23%. Dublin-based solicitors charge 15% to 30% more than regional practices for equivalent work. Some firms offer flat-fee conveyancing; others charge on a percentage of the purchase price basis. Always get a fee quote in writing before engaging a solicitor.
For a €350,000 purchase, expect:
- Solicitor's fee: €2,000
- VAT at 23%: €460
- Total: €2,460
Cost 4: Land Registry (Property Registration Authority) Fees
When due: Closing day
The PRA charges scaled fees to register the transfer of ownership and note the mortgage charge:
| Property Value | Transfer Registration |
|---|---|
| Up to €50,000 | €400 |
| €50,001 to €200,000 | €500 |
| €200,001 to €400,000 | €700 |
| Over €400,000 | €800 |
Mortgage charge registration is a flat €175 regardless of property value.
For a €350,000 purchase with a mortgage: €700 + €175 = €875
Cost 5: Pre-Closing Searches
When due: Included in solicitor's disbursements, due around closing
Your solicitor must conduct a suite of searches before releasing funds: planning searches, Land Registry folio searches, judgment and bankruptcy searches against the vendor, and sheriff/revenue searches. These are typically charged as a combined disbursement of €200 to €350.
Cost 6: Structural Survey or Snag List
When due: After going Sale Agreed, before contracts
For second-hand properties, a structural survey from a chartered surveyor costs €300 to €700 plus VAT depending on property size and location. In at-risk counties (Dublin, Meath, Kildare, Wicklow for pyrite; Donegal, Mayo for mica), budget at the higher end of this range — and potentially significantly more if core testing is warranted.
For new-build properties, a professional snag list costs €300 to €600.
Cost 7: Bank Valuation Fee
When due: After going Sale Agreed
Your lender appoints their own approved valuer to confirm the property is worth what you've agreed to pay. You pay this fee directly — typically €150 to €250 depending on the lender and property location. If the valuation comes in below the sale agreed price, the bank will only lend against the valuation figure, not the purchase price.
Cost 8: Mortgage Protection Insurance
When due: Must be in place before drawdown; first premium due before closing
Mortgage protection is a mandatory decreasing-term life assurance policy. If you or your co-borrower dies before the mortgage is repaid, the policy pays off the outstanding balance. The bank requires evidence of this policy before releasing mortgage funds.
Costs vary based on age, health, mortgage amount, and term. For a healthy couple in their late 20s on a €315,000 mortgage over 30 years, expect annual premiums of €300 to €500. Shop around — the bank's in-house provider is rarely the cheapest option.
Cost 9: Buildings Insurance
When due: Must be in place before drawdown
Buildings insurance covers the physical structure of the property against damage. This is also mandatory before the mortgage is released. First-year costs typically range from €200 to €500 depending on location, rebuild value, and provider.
The Complete Closing Costs Table: €350,000 Second-Hand Purchase
| Cost Item | Amount |
|---|---|
| Contract deposit (10%) | €35,000 |
| Stamp duty (1%) | €3,500 |
| Solicitor fee + VAT (23%) | €2,460 |
| PRA transfer registration | €700 |
| PRA mortgage registration | €175 |
| Pre-closing searches | €250 |
| Structural survey | €450 |
| Bank valuation | €150 |
| Mortgage protection (first year) | €400 |
| Buildings insurance (first year) | €300 |
| Commissioner for Oaths/admin | €150 |
| Total non-deposit costs | ~€8,535 |
| Total cash required | ~€43,535 |
Ongoing Costs After Closing
Beyond the one-time purchasing costs, budget for:
Local Property Tax (LPT): Due annually on 1 November. The rate depends on the valuation band of your property.
Management/service charges: If buying an apartment or a house within a managed estate, annual service charges typically run €500 to €2,000+ per year, covering common area maintenance, building insurance on shared structures, and estate management.
Utility setup: Connection costs for broadband, electricity, and gas, plus any initial deposits for new accounts.
The Ireland First-Time Home Buyer Guide includes a complete cost worksheet where you can enter your purchase price and see every mandatory and recommended cost itemized — so you know the full cash requirement before you make your first bid.
Get Your Free Ireland Quick-Start Home Buying Checklist
Download the Ireland Quick-Start Home Buying Checklist — a printable guide with checklists, scripts, and action plans you can start using today.