Cost of Buying a House in Ireland 2026: Every Fee Explained
Buying a home in Ireland involves more than the purchase price. On top of your deposit, expect to pay roughly €10,000–€20,000 in transaction costs: stamp duty (1% of purchase price), solicitor fees (€1,500–€3,000), valuation fee (€150–€200), surveyor fee (€400–€600), and mortgage protection insurance. This guide breaks down every cost for 2026.
Full cost breakdown for buying in Ireland
The table below shows every cost a typical first-time buyer in Ireland faces when purchasing a €350,000 home in 2026.
| Cost item | Typical amount | Notes |
|---|---|---|
| Deposit | €35,000 | 10% minimum for FTBs |
| Stamp duty | €3,500 | 1% of purchase price |
| Solicitor fees | €1,500–€3,000 | Including VAT and outlay |
| Surveyor (structural) | €400–€600 | Recommended on all homes |
| Mortgage valuation | €150–€200 | Required by lender |
| Mortgage protection insurance | €20–€50/month | Legally required |
| Home insurance | €300–€600/year | Required by lender |
| Moving costs | €500–€2,000 | Depends on distance |
| Land Registry fees | €400–€800 | Based on purchase price |
Stamp duty
Stamp duty is 1% of the purchase price on the first €1,000,000, and 2% above that. On a €350,000 home you pay €3,500. This is one of the largest transaction costs and must be paid in cash — it cannot be added to your mortgage.
Solicitor fees
Your solicitor carries out conveyancing — verifying title, handling contracts, registering the property in your name. Fees in Ireland typically range from €1,500 to €3,000 including VAT, plus outlay (Land Registry fees, searches). Always ask for a fixed-fee quote before engaging a solicitor.
Shop around: on a standard residential purchase the legal work is broadly the same regardless of property price, so paying €3,000 when a qualified solicitor would charge €1,800 is simply waste.
Survey and valuation
A mortgage valuation (€150–€200) is required by your lender to confirm the property is worth what you are paying. This is not a survey — the valuer checks the basic condition but does not inspect structural integrity.
A structural survey by an independent engineer or surveyor (€400–€600) is separate and optional but strongly recommended, particularly on any property built before 2000. A survey can reveal defects that justify renegotiating the price or walking away.
Frequently asked questions
How much do I need saved beyond my deposit when buying in Ireland?+
Budget for €8,000–€15,000 on top of your deposit for transaction costs: stamp duty, legal fees, valuation, survey, and insurance. The exact amount depends on the purchase price — use our free calculator for a personalised estimate.
Are solicitor fees negotiable in Ireland?+
Yes. Solicitor fees on a residential purchase are not regulated and can vary significantly. Always get at least two quotes and ask for a fixed-fee arrangement so you know the total cost upfront.
Is a structural survey legally required in Ireland?+
No, it is not legally required. However, it is strongly recommended — especially for older properties. A survey typically costs €400–€600 and can uncover defects that would cost far more to fix after purchase.
Do first-time buyers pay less in transaction costs?+
Not significantly. First-time buyers in Ireland pay the same stamp duty (1%), same legal fees, and same registration costs as other buyers. The government support for FTBs comes via deposit schemes (Help to Buy, First Home Scheme), not through reduced transaction costs.
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