Total Cost of Buying a House in Ireland in 2026

1. Deposit Requirements

Under Central Bank rules, first-time buyers need a minimum 10% deposit. For a €350,000 property, that’s €35,000. Second-time and subsequent buyers also need 10% (the old 20% rule was removed in 2023).

However, the deposit you actually need depends on whether you’re using government schemes to bridge the gap. The Help to Buy Scheme refunds up to €30,000 in income tax, and the First Home Scheme lets the state take an equity share to cover the difference between your mortgage and the price.

2. Stamp Duty

Stamp duty is 1% of the purchase price on residential property up to €1 million, and 2% on any amount above that. For a €350,000 house, that’s €3,500.

First-time buyers pay the same rate as everyone else — there’s no exemption or reduction. The duty is paid by your solicitor on closing, but you need to have the cash available. Use the Stamp Duty Calculator to check your exact figure.

3. Solicitor and Conveyancing Fees

Solicitor fees for a residential purchase typically range from €1,500 to €3,000 plus VAT (23%), depending on complexity. A straightforward first-time buyer purchase of a new build will be at the lower end. Second-hand properties with title issues, split titles, or rights of way will cost more.

On top of the solicitor’s own fee, they’ll charge disbursements: Land Registry fees (€600–€800 for registration of title), property search fees (€200–€400), and filing fees. All told, expect €2,500–€4,500 for the legal side.

4. Valuation and Survey Costs

Your mortgage lender requires an independent valuation, which costs €185–€250. Some banks have panel valuers with fixed fees; others let you choose.

A structural survey (pre-purchase inspection) is optional but strongly recommended, especially for second-hand homes. A qualified engineer charges €400–€800 depending on the property size and age. For new builds, a snagging inspection by a specialist typically costs €300–€500.

You’ll also need a BER assessment if the seller hasn’t provided one (legally required for all property sales). This costs €220–€350 depending on property size. A better BER rating can qualify you for green mortgage rates, saving thousands over the term — see our green mortgage guide.

5. Insurance

Home insurance is required by every mortgage lender before drawdown. Expect €400–€800 per year for a typical 3-bed semi. You can shop around on bonkers.ie or switcher.ie.

Mortgage protection insurance is legally required in Ireland (Consumer Credit Act 1995). This pays off the mortgage if you die during the term. For a couple in their early 30s with a €300,000 30-year mortgage, expect around €25–€50 per month.

Life insurance beyond mortgage protection is optional but worth considering, especially if you have dependents.

6. Local Property Tax (LPT)

LPT is an annual charge based on your property’s market value. For a property valued at €350,000, the basic rate is approximately €490 per year. Local authorities can vary the rate by up to ±15%, so check your specific area.

LPT is payable from the liability date (1 November each year). If you buy in March, the seller typically pays the current year’s LPT, but this is negotiable — check with your solicitor.

7. Other Costs People Forget

• Moving costs: €300–€800 for a professional moving company
• Furniture and appliances: €2,000–€10,000+ depending on what you need
• Utility connections: €100–€200 for reconnections and name changes
• Management company fees: €800–€2,500/year for apartments and managed estates
• Immediate repairs: Budget 1–3% of the purchase price for the first year

8. Worked Example: Buying a €350,000 House

If you’re planning an energy upgrade after purchase, check HomeEnergyGuide.ie for current SEAI grant amounts — heat pump grants alone are now worth up to €6,500.