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.

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.