Stamp Duty Calculator Ireland
Calculate exactly how much stamp duty you'll pay on your property purchase. Covers residential, commercial, and first-time buyer exemptions.
Property Details
Stamp Duty Payable
Irish Stamp Duty Rates 2026
Residential property: 1% on the first €1,000,000. 2% on the balance above €1,000,000.
First-time buyer new build: Exempt from stamp duty (on properties up to €500,000).
Non-residential / commercial: 7.5% flat rate.
Bulk purchases (10+ residential units in 12 months): 10% rate applies to the aggregate value.
Stamp duty is paid by your solicitor on your behalf as part of the closing process. It must be paid within 44 days of the deed of transfer.
For more details on all the costs of buying, see our complete buying cost guide.
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Full Affordability Calculator →Beyond stamp duty: A BER assessment (€150–€350) is legally required for every property sale. A better BER qualifies you for green mortgage rates. Book at Homerating.ie. Planning energy upgrades? Check SEAI grant eligibility.
How Stamp Duty Works in Ireland
Stamp duty is a tax on property purchases paid by the buyer. On residential property, the rate is 1% on the first €1 million and 2% on any amount above that. So on a €400,000 home, you pay €4,000. On a €1.2 million home, you pay €10,000 (€10,000 on the first million plus €4,000 on the excess). There is no separate rate for first-time buyers — a common misconception.
The 10% Bulk Purchase Rate
Since 2021, investors who acquire 10 or more residential properties within a rolling five-year period pay stamp duty at 10% on every property from that point. On a €300,000 apartment, that's €30,000 instead of €3,000. This measure was introduced to discourage large-scale institutional purchases of residential housing stock. It applies to companies and individuals alike.
Commercial Property
Stamp duty on commercial property (offices, retail, industrial) is 7.5% of the purchase price. There's no tiered rate — it's a flat 7.5% from the first euro. On a €500,000 commercial unit, that's €37,500. This applies to mixed-use properties too, with the commercial portion taxed at 7.5% and the residential portion at the standard 1%/2% rates.
When and How You Pay
Stamp duty must be paid within 44 days of the closing date (the date the deed of transfer is executed). Your solicitor typically handles the payment and filing as part of the conveyancing process. It's due on the full purchase price — there's no deduction for mortgages, grants, or Help to Buy. New builds and second-hand homes are taxed at the same rates.
Related tools: Total Cost of Buying · Affordability Calculator · Help to Buy Calculator
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