The Cost of Buying a Home in Ireland: Stamp Duty and Fees
The purchase price is only part of what you will pay for a home in Ireland. On top of it come stamp duty, solicitor and survey fees, a lender valuation, registration fees and insurance - and the Central Bank sets minimum deposit rules that shape how much you can borrow in the first place.
The good news is that Ireland's buying costs are modest by European standards. Stamp duty on most homes is just 1%, and first-time buyers of new builds can claim back up to €30,000 through the Help to Buy scheme. Here is what to budget for, item by item.
Stamp duty: 1% for most homes
Stamp duty is the main purchase tax in Ireland and it is charged on a sliding scale. According to Revenue, for deeds executed on or after 2 October 2024 the residential rates are 1% on the first €1 million of the price, 2% on the portion between €1 million and €1.5 million, and 6% on anything above €1.5 million.
Unlike the UK, Ireland has no extra stamp duty surcharge for non-residents or second-home buyers, and there is no first-time buyer exemption either - everyone pays the same scale. A much higher 15% rate exists, but it only applies where someone buys ten or more houses within a 12-month period, so it is aimed at bulk investors rather than ordinary buyers.
- €350,000 home: €3,500 stamp duty (1%)
- €700,000 home: €7,000 stamp duty (1%)
- €1.2 million home: €10,000 + €4,000 = €14,000 (1% then 2%)
- Rates can change at Budget time - check revenue.ie before you sign
Solicitor, survey and other professional fees
You cannot complete an Irish property purchase without a solicitor, who handles the conveyancing, checks the title, raises requisitions and files your stamp duty return. Citizens Information notes that legal fees are not fixed by any official scale - some solicitors charge a flat fee, others a percentage of the price - so it is worth getting written quotes from two or three firms before you commit.
On top of legal fees, budget for a lender's valuation of the property, an independent structural survey (strongly recommended, especially for older houses), Land Registry fees to register your ownership, and mortgage-related costs such as mortgage protection and home insurance, which lenders require before drawdown.
- Solicitor conveyancing fee - flat or percentage, plus VAT and outlays
- Valuation fee - required by your mortgage lender
- Structural survey - optional but wise; contracts are generally caveat emptor
- Land Registry / Registry of Deeds registration fees
Your deposit and the Central Bank lending rules
How much you must save is set by the Central Bank of Ireland's mortgage measures. First-time buyers need a minimum 10% deposit and can borrow up to 4 times gross household income; second and subsequent buyers also need 10% down but are capped at 3.5 times income. Buy-to-let purchases require a 30% deposit.
Lenders do have limited room to go beyond these caps - they can exceed the limits for 15% of their lending to home buyers - but you should plan around the standard rules rather than count on an exception.
- First-time buyer: 10% deposit, up to 4x gross income
- Second/subsequent buyer: 10% deposit, up to 3.5x income
- Buy-to-let: 30% deposit
- Rules in force since 1 January 2023 - see centralbank.ie for updates
Help to Buy: up to €30,000 back on a new build
If you are a first-time buyer purchasing or self-building a new home, the Help to Buy scheme refunds income tax and DIRT you have paid in Ireland over the previous four years - up to the lesser of €30,000, 10% of the property's value, or the tax you actually paid. Citizens Information confirms the enhanced scheme runs until 31 December 2029.
The property must be a new build or self-build valued at no more than €500,000, and you must live in it for at least five years, otherwise some of the relief has to be repaid. Second-hand homes do not qualify.
- Maximum relief: €30,000 or 10% of the price, whichever is lower
- Capped at Irish income tax and DIRT paid over the previous 4 years
- New builds and self-builds up to €500,000 only
- You must occupy the home for 5 years
A realistic budget line for a €400,000 purchase
Pulling it together for a typical second-hand home at €400,000: you would need a €40,000 deposit (10%), €4,000 in stamp duty, plus solicitor, valuation, survey, registration and insurance costs on top. As a rule of thumb, allow a low single-digit percentage of the purchase price for all fees and taxes combined - far less than in countries like Spain or France, where buying costs often run to 10% or more.
Costs and rates can change with each Budget, so treat the figures here as a 2026 snapshot and confirm the current position on revenue.ie and citizensinformation.ie before you commit. If you are still at the browsing stage, Habio's Ireland listings and buyer guides can help you compare asking prices across counties before you start spending on surveys.
Frequently asked questions
How much is stamp duty when buying a house in Ireland?
For most residential purchases it is 1% of the price up to €1 million, 2% on the portion between €1 million and €1.5 million, and 6% above €1.5 million, according to Revenue. A €400,000 home attracts €4,000 in stamp duty.
Do first-time buyers pay stamp duty in Ireland?
Yes. Ireland has no first-time buyer stamp duty exemption - everyone pays the same rates, starting at 1%. First-time buyers of new builds can instead claim the Help to Buy tax refund of up to €30,000.
How much deposit do I need to buy a house in Ireland?
Under Central Bank of Ireland rules, owner-occupiers need a minimum 10% deposit. First-time buyers can borrow up to 4 times gross income, other buyers up to 3.5 times. Buy-to-let purchases need a 30% deposit.
What is the Help to Buy scheme worth in 2026?
Up to €30,000 or 10% of the property price, whichever is lower, capped at the Irish income tax and DIRT you paid over the previous four years. It applies to new builds and self-builds up to €500,000 and runs until 31 December 2029.
Do I need a solicitor to buy property in Ireland?
In practice, yes. A solicitor carries out the conveyancing, investigates the title, files your stamp duty return and registers the deed. Fees are not fixed, so get quotes from several firms.
Sources
This article is general information, not legal, tax or financial advice. Markets and rules change — verify the current position with official sources before acting. Published 2 August 2026.