Property Buyer's Guide

Buying Property in Ireland: What It Actually Costs

Whether you're buying your first investment property or expanding your portfolio, understanding all the upfront and ongoing costs is essential. This guide walks you through every tax, fee, and expense you can expect — so there are no surprises on transfer day.

Budget 8–10% above the purchase price for taxes and fees when buying property in Ireland. The calculator below gives you an exact figure for your situation.

Calculate your exact costs →

Stamp Duty

Stamp duty on residential property purchases in Ireland. Progressive rates: 1% on the first EUR 1,000,000, 2% on EUR 1,000,001-EUR 1,500,000, and 6% above EUR 1,500,000. Same rates for new builds and second-hand properties.

Stamp Duty works on a sliding scale — you only pay the higher rate on the portion of the price that falls within each band, not on the full purchase price.

Property valueRateTax on this band
R 0,00 – R 1 000 000,001%Up to R 10 000,00
R 1 000 000,00 – R 1 500 000,002%Up to R 10 000,00
R 1 500 000,00 and above6%6% of amount above R 1 500 000,00
Example: On a R 2 000 000,00 property, you pay 0% on the first R 1 000 000,00, then the applicable rate only on the portion above that threshold. Use the calculator for an exact figure.

Stamp Duty (Non-Residential) (Commercial)

Non-residential/commercial stamp duty in Ireland is a flat rate of 7.5% of the purchase price.

Stamp Duty (Non-Residential) is a flat rate of 7.5% of the purchase price.

Calculate your Stamp Duty →

What You'll Pay at Transfer

On top of the transfer tax, there are several legal and administrative fees that you need to budget for. Here's what to expect.

Transfer / conveyancing fees

These fees apply whether you're paying cash or taking out a bond.

Solicitor / Conveyancing Fee
Legal fees for handling the property purchase, title searches, and contract review. Typically EUR 1,500-EUR 2,500 + 23% VAT. Varies by firm and property value.
0.50% of value
Land Registry Fee
Fee payable to Tailte Eireann (Property Registration Authority) for registering ownership. EUR 400-EUR 800 depending on property value.
R 700,00
Property Survey / Valuation
Independent structural survey or valuation report. Highly recommended for second-hand properties. EUR 300-EUR 500 depending on property size.
R 400,00
Property Searches
Title search, planning search, and other due diligence searches conducted by your solicitor. Typically EUR 200-EUR 400.
R 300,00

Bond registration fees (only if you're taking a bond)

If you're financing your purchase with a home loan, the bank's bond also needs to be registered at the Deeds Office. These are the fees for that process.

Mortgage Arrangement Fee
Processing fee charged by the lender. Some Irish lenders waive this. Typically EUR 0-EUR 500.
R 0,00
Mortgage Valuation Fee
Bank-instructed property valuation required for mortgage approval. Typically EUR 150-EUR 250.
R 185,00

Agent Commission

Estate agent/auctioneer commission in Ireland is typically 1.0-2.5% of the sale price + 23% VAT. The seller pays. Rates are negotiable.

Paid by: seller
VAT applies: Yes (23%)
Typical rates:
Residential: 1.5%Apartment: 1.5%Commercial: 1.5%Airbnb: 1.5%
Use our free calculator to see your exact costs →

Your Monthly and Annual Costs as an Owner

The purchase price is just the beginning. As a property owner in Ireland, you'll have recurring costs that eat into your rental income. Knowing these upfront helps you model realistic returns.

  • Local Property Tax (LPT)
    Annual tax based on property market value. Base rate ~0.09%, but local authorities can vary by ±25%. Typically EUR 200-EUR 500/year for mid-market properties.
    annual
    Typically escalates ~2% per year
  • Home Insurance
    Annual buildings insurance. Typically EUR 400-EUR 600/year. Required by mortgage lenders.
    annual
    Typically escalates ~3% per year
  • Maintenance & Repairs
    Annual budget for ongoing repairs and maintenance. Typically 1-2% of property value per year.
    annual
    Typically escalates ~3% per year

Additional costs for Apartment properties

  • Management Company Fees
    Annual management company service charge covering building insurance, common area maintenance, lifts, and sinking fund. Typically EUR 1,500-EUR 3,500/year depending on development.
    Charged annual

Additional costs for Airbnb / Short-Term Rental properties

  • STR Registration (Failte Ireland)
    Registration with Failte Ireland is mandatory from 20 May 2026. Registration fee not yet confirmed — enter the annual cost once known.
    Charged annual

Don't forget escalation: Most recurring costs increase every year. Budget for 3–6% annual increases on rates, insurance, and maintenance. The ROI calculator lets you set a custom escalation rate for each expense.

When You Sell: Capital Gains Tax

Ireland taxes capital gains at separate, lower rates than ordinary income. If you hold the property for more than 12 months, you qualify for long-term rates — which are significantly lower than short-term rates.

Long-term capital gains rates

Your income levelCGT rate
Standard33%
Model your CGT in the exit scenario calculator →

Costs of Selling Your Property

When you eventually sell, there are costs that come out of your sale proceeds before you see the cash. Here's what to factor in when modelling your exit.

Estate Agent Commission
Estate agent/auctioneer commission. Typically 1.0-2.5% + 23% VAT. Paid by the seller. Negotiable.
1.5%
Solicitor Fees (Selling)
Legal fees for handling the sale. Typically EUR 1,000-EUR 2,000 + 23% VAT.
R 1 500,00
Mortgage Discharge Fee
Administrative fee for discharging the mortgage. Typically EUR 50-EUR 150. Prepayment penalties may apply separately if breaking a fixed-rate term.
Only applies if you have a bond
R 100,00
Model your exit scenario in the calculator →

Buying Property in Ireland as a Foreign National

Good news: Ireland has no restrictions on non-residents purchasing property. Any foreigner can buy residential or commercial property on identical legal terms as an Irish citizen. There are no foreign buyer surcharges or additional stamp duty.

While the process is straightforward, there are some practical differences for non-resident buyers:

  • 1 PPSN required: You must obtain a Personal Public Service Number (PPSN) from the Department of Social Protection for tax purposes. This is needed before completing the purchase.
  • 2 Higher deposit for non-residents: Most lenders require a minimum 30% deposit for non-resident buyers (vs 10% for residents). Mortgage rates may also carry a 0.25-1% premium.
  • 3 Same tax treatment: Stamp duty, CGT, and rental income tax rates are identical for residents and non-residents. Both must file Irish tax returns on rental income.
  • 4 No residency pathway: Ireland closed its Immigrant Investor Programme in February 2023. Purchasing property does not create a path to residency.
  • 5 Timeline: A typical purchase takes 6-12 weeks from signing contracts (compared to 4-6 weeks for a cash buyer with no chain).
Important: Non-resident landlords must appoint an Irish-resident collection agent for rental income, or the tenant is required to withhold 20% tax and remit it to Revenue.

Which Property Type Is Right for You?

Different property types come with different income potential, vacancy assumptions, and cost profiles. Here's how the main types compare in our calculator defaults for Ireland.

Residential (House)
Agent commission
1.50%
Vacancy rate
3%
Rent escalation
4.0% p.a.
Apartment
Agent commission
1.50%
Vacancy rate
4%
Rent escalation
4.0% p.a.
Extra costs: Management Company Fees
Commercial
Agent commission
1.50%
Vacancy rate
8%
Rent escalation
3.0% p.a.
Airbnb / Short-Term Rental
Agent commission
1.50%
Vacancy rate
25%
Rent escalation
4.0% p.a.
Extra costs: STR Registration (Failte Ireland)

Ready to Run the Numbers?

Our free calculator puts all of these costs together in one place — transfer duty, closing fees, ongoing expenses, bond repayments, and your projected exit return. Takes about 2 minutes.

Use the free Ireland ROI calculator →