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.
Last updated: 18 May 2026
Quick answer
Irish stamp duty is 1% on the first €1m and 2% above that for residential property (2026). Add ~€2,000–3,000 legal fees and €700–1,000 registration on a typical purchase.
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.
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 value | Rate | Tax on this band |
|---|---|---|
| €0.00 – €1,000,000.00 | 1% | Up to €10,000.00 |
| €1,000,000.00 – €1,500,000.00 | 2% | Up to €10,000.00 |
| €1,500,000.00 and above | 6% | 6% of amount above €1,500,000.00 |
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.
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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.
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.
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.
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.
- annualLocal Property Tax (LPT)Annual tax based on valuation band (national revaluation from Nov 2025). Local Adjustment Factor can raise liability up to about +25% or reduce by up to about 15% depending on council decisions — defaults here are illustrative only.Typically escalates ~2% per year
- annualHome InsuranceAnnual buildings insurance. Typically EUR 400-EUR 600/year. Required by mortgage lenders.Typically escalates ~3% per year
- annualMaintenance & RepairsAnnual budget for ongoing repairs and maintenance. Typically 1-2% of property value per year.Typically escalates ~3% per year
Additional costs for Apartment properties
- Management Company FeesAnnual 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.
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 level | CGT rate |
|---|---|
| Standard | 33% |
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.
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).
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.
- Agent commission
- 1.50%
- Vacancy rate
- 3%
- Rent escalation
- 4.0% p.a.
- Agent commission
- 1.50%
- Vacancy rate
- 4%
- Rent escalation
- 4.0% p.a.
- Agent commission
- 1.50%
- Vacancy rate
- 8%
- Rent escalation
- 3.0% p.a.
- Agent commission
- 1.50%
- Vacancy rate
- 25%
- Rent escalation
- 4.0% p.a.
Explore Other Markets
Comparing property investment across countries? These guides cover the same detail — transfer taxes, closing costs, ongoing expenses, and capital gains tax.
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 →