Hidden Costs Beyond Stamp Duty: The Full Fee Breakdown
You've saved your deposit, calculated your mortgage, and budgeted for stamp duty. But there are at least 8 other costs that most buyers don't budget for until it's too late. Here's every single fee, with real 2026 figures.
The Full Cost Breakdown for a €350,000 Property
| Cost | Amount | Notes |
|---|---|---|
| Deposit (10%) | €35,000 | Minimum for FTBs. May be covered partly by HTB. |
| Stamp duty (1%) | €3,500 | No FTB exemption in Ireland. |
| Solicitor fees | €2,500–€4,000 | Conveyancing, searches, Land Registry, stamp duty filing. |
| Valuation fee | €150–€300 | Required by your lender. Separate from a structural survey. |
| Structural survey | €400–€800 | Not legally required but strongly recommended for second-hand homes. |
| Mortgage protection insurance | €25–€60/month | Legally required. Pays off mortgage if you die. |
| Home insurance | €400–€800/year | Required before drawdown. Buildings cover minimum. |
| Life insurance (if not included) | €30–€80/month | Separate from mortgage protection. Optional but advisable. |
| Local Property Tax | €200–€600/year | Starts from the year after purchase. Calculate yours |
| BER certificate | €150–€300 | Required for all sales. Usually the seller's cost, but verify. Homerating.ie |
| Moving costs | €1,500–€4,000 | Removals, cleaning, utility setup. Calculate |
| Furnishing/repairs | €2,000–€10,000+ | New home essentials, minor works, painting. |
Complete Buyer's Guide
The full buying toolkit. Everything in the Starter Kit plus budget model, negotiation scripts, and comparison matrix.
Total Cash Needed: The Real Number
For a €350,000 property, the total cash you need at closing (beyond your deposit) is approximately €8,000–€12,000. Add the deposit and you need €43,000–€47,000 in total cash. Add first-year running costs and furnishing and you should have €50,000–€60,000 available.
How Help to Buy Helps
The HTB scheme refunds up to €30,000 toward your deposit for new builds. This doesn't reduce the other costs, but it frees up your savings to cover them. If you have €40,000 saved and claim €25,000 HTB, you have €65,000 total — comfortably covering deposit + all costs for a €350,000 new build.
The Cost Nobody Mentions: Energy Bills
The BER rating of your new home determines your annual energy costs — and the gap is enormous. A D1-rated home costs roughly €2,200/year in energy, while an A-rated home costs €600. Over 10 years, that's a €16,000 difference. Always check the BER before making an offer.