Real Estate · Ireland

The True Cost of Buying a Home in Ireland (2026)

The deposit gets all the attention, but it isn't the only cash you need to buy in Ireland. With the national median dwelling price at €387,000 (CSO, December 2025), the upfront extras — stamp duty, legal fees, surveys and the Local Property Tax — add several thousand euro on top of your deposit. Here is the full picture, with a worked example.

The deposit: what the Central Bank rules require

Under the Central Bank of Ireland's mortgage measures, first-time buyers need a minimum 10% deposit and can typically borrow up to 4× gross income (LTI). Second and subsequent buyers usually need 20%. On a €387,000 home, a first-time buyer's 10% deposit is €38,700 — and that is before any of the costs below.

Stamp duty

• 1% of the price on residential property up to €1 million.
• 2% on the portion above €1 million (and a higher rate applies to bulk purchases of houses).
• On a €387,000 home that is €3,870, paid by the buyer.

The rest of the closing costs

Cost	Typical range	On €387,000
Stamp duty (1%)	1%	€3,870
Solicitor / legal fees	€1,500–€3,000 + VAT	~€2,500
Structural survey	€400–€700	~€500
Valuation (lender)	€150–€250	~€185
Land Registry / search fees	€500–€1,000	~€800
Total extras	~2%	~€7,850

Help to Buy can offset the deposit

The Help to Buy (HTB) scheme refunds income tax and DIRT paid over the previous four years — up to €30,000 or 10% of the price of a new-build home — toward the deposit. It does not apply to second-hand homes, but for eligible first-time buyers of new builds it is the single biggest lever on the cash you need.

Don't forget the ongoing costs

After you buy, the Local Property Tax (LPT) is an annual charge based on your property's valuation band — roughly €345 a year for a home around the national median, payable to Revenue. Budget also for home insurance (~€400/yr) and mortgage protection life cover.

The income cap usually bites before the deposit

Most guides lead with the 10% deposit, but for Dublin buyers the binding constraint is the four times gross income limit. On a €475,000 home you need roughly €107,000 of household income to borrow the balance — a higher bar than saving €47,500 for many couples.

Lenders can issue a limited number of exemptions above the caps each year, but they are rationed, discretionary and typically go to the strongest applicants. Do not plan on one.

Costs beyond the deposit and stamp duty

• Solicitor — typically €1,500–€3,000 plus VAT and outlays, covering searches and registration.
• Valuation — around €150, required by the lender.
• Structural survey — €300–€600, and worth every cent on a second-hand home.
• Mortgage protection and home insurance — both are conditions of the loan, not optional extras.
• Local Property Tax — an ongoing banded charge on the property's value.
• Management fees — €1,500–€3,000 a year on apartments, and rising in many developments.

New build versus second-hand changes everything

This is the most consequential fork in Irish first-time buying, because both state schemes are restricted to new builds. Help to Buy refunds up to €30,000 of income tax and DIRT you have already paid; the First Home Scheme can bridge up to 30% of the price as shared equity, reduced to 20% when combined with Help to Buy.

On a €300,000 new build, Help to Buy alone can cover the entire 10% deposit. On a second-hand home of the same price, you fund all €30,000 yourself. That single distinction is worth more than any negotiation on price.

The order to do things in

1. Check your Help to Buy entitlement first — it is capped by income tax you have actually paid over four years, so it may be well below €30,000 regardless of the purchase price.
2. Get approval in principle to find out what the 4× cap actually means for you, before viewing.
3. Apply to the First Home Scheme before signing — neither scheme can be retro-fitted to a contract already signed.
4. Budget the closing costs in cash, separately from the deposit. None of them can be added to the mortgage.

If you are saving a deposit over several years, where you hold it matters in Ireland more than most places — see Irish investment tax, deemed disposal and exit tax.

Sources

• Central Statistics Office (CSO) — Residential Property Price Index, December 2025 (median dwelling €387,000)
• Revenue.ie — Stamp Duty on residential property (1% to €1m, 2% above); Local Property Tax (LPT) valuation bands
• Central Bank of Ireland — mortgage measures (first-time buyer 10% deposit, 4× loan-to-income)
• Citizens Information / Revenue.ie — Help to Buy (HTB) incentive (up to €30,000, new builds)

Figures as of June 2026 and provided as illustrative estimates; rates, bands and scheme limits change — verify with Revenue.ie and the Central Bank of Ireland. This is general information, not financial or legal advice.

Frequently asked questions

How much deposit do I need to buy a house in Ireland?
Central Bank rules cap first-time buyers at 90% loan-to-value, so a 10% deposit. Borrowing is separately capped at four times gross income, and for most Dublin buyers that income cap binds before the deposit does.

How much is stamp duty in Ireland?
One per cent of the purchase price up to €1 million and 2% on the portion above it. On a €385,000 home that is €3,850 — low by international standards.

What is Help to Buy worth?
Up to €30,000, or 10% of the purchase price if that is lower. It refunds income tax and DIRT you have already paid over the previous four tax years, and it applies to new builds only.

What are the ongoing costs of owning in Ireland?
Local Property Tax banded on value, mortgage protection insurance and home insurance (both conditions of the loan), plus management fees of €1,500-€3,000 a year on apartments.