€350,000 House: What It Actually Costs to Buy
The price tag says €350,000. But the total cash you need is closer to €47,000 in deposit plus €10,000–€12,000 in fees and costs. Here's every single cost, in one place, with real 2026 figures.
Total Cash Needed: The Complete Picture
| Cost | Amount |
|---|---|
| 10% deposit | €35,000 |
| Stamp duty (1%) | €3,500 |
| Solicitor fees (incl. VAT & outlays) | €3,000–€4,500 |
| Valuation fee | €200 |
| Structural survey | €400–€700 |
| Mortgage protection (year 1) | €360–€720 |
| Home insurance (year 1) | €500–€800 |
| Moving costs | €1,500–€3,000 |
| Total cash needed | €44,460–€48,420 |
Help to Buy can cover most of your deposit. If buying a new build, HTB refunds up to €30,000 — reducing your cash needed from ~€47k to ~€17k. Calculate your HTB refund
Recommended Toolkits
Get the basics
FTB Checklist Pack
5 essential checklists — mortgage docs, snagging, solicitor Qs, viewing scorecard & moving day.
Get It → €19
Get everything
Buyer's Toolkit
Everything in the Checklist Pack plus budget model, negotiation scripts & property comparison matrix.
Get the Full Kit → €47
Instant PDF download · Built by SEAI-registered assessors since 2009
First-Year Running Costs
| Cost | Annual | Monthly |
|---|---|---|
| Mortgage repayments (€315k @ 3.9%, 30yr) | €17,820 | €1,485 |
| Energy bills (BER-dependent) | €1,200–€2,500 | €100–€208 |
| Local Property Tax | €360 | €30 |
| Home insurance | €500–€800 | €42–€67 |
| Maintenance (1% of value) | €3,500 | €292 |
| Total annual housing cost | €23,380–€24,980 | €1,948–€2,082 |
BER saves real money. An A-rated home costs €600/year in energy. A D-rated one costs €2,200. That's €1,600/year difference — €133/month. Always check the BER before you buy. BER Cost Estimator | Book BER at Homerating.ie
Calculate every cost for your exact property: Total Cost of Buying Calculator