Buying a home in Ireland is one of the biggest financial steps you’ll ever take. And while most people focus on the property price, the real cost of buying a home goes far beyond the final bid.
From deposits and stamp duty to surveyors, legal fees, insurance, property tax, and even utility connection charges, there are many extra costs buyers need to plan for. Some are expected, some are optional, and some catch first-time buyers completely by surprise.
This guide breaks down every standard and hidden cost you need to know before buying a home in Ireland.
Key Takeaways Table
| Cost Type | Typical Amount | Notes |
|---|---|---|
| Deposit | 10% of purchase price | – First-time buyers minimum – Help to Buy may reduce this. |
| Stamp Duty | 1% up to €1m 2% above | New builds pay duty on price minus VAT. |
| Solicitor Fees | €1,500 – €3,000 (plus VAT) | Covers legal work, contract checks, registrations. |
| Surveyor | €300 – €600 | Optional but strongly recommended. |
| Valuation | €150 – €300 | Required by your mortgage lender. |
| Mortgage Protection | €15 – €50 per month | Mandatory for all mortgage holders. |
| Home Insurance | €200 – €600 per year | Required before mortgage drawdown. |
| Local Property Tax (LPT) | Varies by property value | Paid annually after you move in. |
| Moving Costs | €300 – €1,000 | Removal company or van hire. |
| Connection Fees | €150 – €300 | Broadband, electricity, gas set-ups. |
| Management Fees | €800 – €3,000 yearly | Applies to apartments & some housing estates. |
| Renovation Budget | Highly variable | Furniture, paint, kitchen/bath updates. |
1. Deposit
Your deposit is the first major barrier to homeownership.
The rules are simple:
- First-time buyers – Minimum 10% of the property price
- Second-time buyers – Minimum 20%
So, for a €350,000 home, a first-time buyer needs at least €35,000.
The Help to Buy scheme may cover up to €30,000 of your deposit on qualifying new-build homes. This can significantly reduce how much you need to save upfront.
2. Stamp Duty
Stamp duty is a tax you must pay to Revenue when the property transfers into your name.
The rate for residential homes is:
- 1% on the first €1 million
- 2% on the amount above €1 million
Example:
Home price – €350,000
Stamp duty – €3,500
For New Builds, stamp duty is charged on the price minus VAT (13.5%).
Example:
New build cost – €397,250 (€350,000 + VAT)
Stamp duty – 1% of €350,000 = €3,500
Your solicitor will handle the payment, you just need the funds ready.
3. Solicitor & Conveyancing Fees
Your solicitor manages:
- Contract reviews
- Land Registry checks
- Mortgage documents
- Ownership transfer (closing)
- Stamp duty submissions
Fees range from:
- €1,500 – €3,000 (plus VAT)
- Some charge a flat fee, others charge 1–2% of the purchase price
Always confirm whether the fee includes:
- VAT
- Search fees
- Registration costs
Solicitors vary widely in price, so shopping around is essential.
4. Property Valuation Fees (Required by Your Lender)
Your bank needs a certified valuer to confirm the home is worth what you’re paying. This is non-negotiable.
- €150 – €300 (plus VAT)
You cannot choose any valuer, lenders have approved panels only.
5. Surveyor Fees (Optional but VERY Highly Recommended)
A structural survey helps uncover issues such as:
- Damp or mould
- Roof damage
- Poor insulation
- Dry rot
- Subsidence
- Plumbing or electrical problems
Typical cost:
- €300 – €600, depending on property size
For the biggest purchase of your life, this small fee can prevent massive repair bills later or help you negotiate a lower price.
See our list of top surveyors HERE.
6. Mortgage Protection (Mandatory)
Mortgage protection is a type of life insurance that pays off your mortgage if you pass away.
Cost depends on:
- Age
- Health
- Smoker status
- Length of mortgage
- Amount borrowed
Typical monthly cost:
- €15 – €50 per person
You can choose any insurer, and are not forced to buy from your bank.
7. Home Insurance
Home insurance protects your property from fire, flooding, and other risks. Your lender will not release funds without proof of cover.
Typical cost:
- €200 – €600 per year
Insurance should be based on rebuild cost, not market value.
The SCSI’s rebuild calculator helps estimate this.
8. Local Property Tax (Annual Cost After Purchase)
All residential homes in Ireland are subject to Local Property Tax (LPT).
You must self-assess your home’s value band and pay the amount yearly.
The cost varies based on the band and local authority adjustments.
See the bands HERE.
9. Property & Mortgage Registration Fees
You must register:
- The property in your name
- The mortgage on the property
Typical total:
- €400 – €800 for property registration
- €175 for mortgage registration
These fees are paid through your solicitor.
10. Initial Booking Deposit (Standard Cost)
When you place an offer, an estate agent may ask for a booking deposit.
- Usually 2–5% of the purchase price
- Refundable until contracts are signed
This is not the full deposit, it simply reserves the property.
11. Moving Costs (Often Overlooked)
Moving costs can vary depending on distance and the amount of furniture.
- €300 – €1,000 for movers
- €100 – €200 for DIY van rental
If you’re moving from abroad or across the country, costs rise quickly.
12. Utility Connection Fees (Easy to Miss)
Setting up your new home often includes:
- Electricity
- Gas
- Broadband
- Waste collection
Typical setup fees:
- €150 – €300 depending on provider
If your new home needs fibre installation, add more.
13. Home Renovation & Decoration Costs (Biggest Hidden Cost)
Even a “turnkey” home usually needs something:
- Furniture
- Paint
- Flooring
- Light fixtures
- Curtains/blinds
Major upgrade costs:
- New kitchen – €8,000 – €20,000+
- New bathroom – €4,000 – €12,000
- Flooring – €20 – €90 per m² installed
If buying an older home, add contingency funds for:
- Insulation upgrades
- Window replacements
- Heating upgrades
- BER improvements
Many first-time buyers underestimate these costs.
14. Annual Management / Service Charges
If you buy an apartment or a house in a private estate with shared upkeep, you may have to pay:
- €800 – €3,000 per year, depending on facilities
These fees cover:
- Lifts
- Landscaping
- Cleaning of common areas
- Waste
- Repairs
- Sinking fund contributions
This cost continues every year, not just the first.
15. Furniture, Appliances & Essentials
A first home rarely comes fully equipped. Budget for:
- Beds and mattresses
- Sofa and dining set
- TV and appliances
- White goods (fridge, cooker, washing machine)
Most first-time buyers spend €3,000 – €10,000+ on these items within the first year.
Final Thoughts
Buying a house is not just about securing the mortgage and handing over the deposit. By the time you get your keys, you will likely have spent thousands more on legal costs, taxes, reports, insurance, and moving.
The buyers who manage the process best are the ones who:
- Understand every cost early
- Save above the minimum deposit
- Budget for both standard and hidden costs
- Keep a 5–10% emergency buffer
With proper planning, you’ll avoid financial surprises and step into your new home with confidence, not stress.
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