Demystifying the costs of buying a house in Ireland

Buying your first home is an exciting time in your life, so it’s important to get prepared and consider all of the costs of buying a house.

Some of these are what might be considered hidden costs to buying a house that aren’t immediately known without proper research. These can include:

1. Deposit

Your deposit is the part of the purchase price you pay yourself rather than borrow. Having a clear deposit target can help you understand the property price you may be able to consider.

If you’re a first time buyer, you’ll normally need a deposit of at least 10% of the purchase price. For example, if you’re buying a house or apartment worth €400,000, you’ll need a deposit of at least €40,000. First time buyers may be able to cover some of the deposit using the Help to Buy scheme, which can provide up to €30,000 towards your deposit on certain properties by way of a refund of income tax and/or DIRT which you have paid.

For a step-by-step view of the wider journey, see our guide on how to buy a house in Ireland.

2. Stamp duty

Stamp duty is a tax on the transfer of property. For most buyers, it is an upfront cost that needs to be included in the overall purchase budget.

Stamp duty is a tax you must pay to the Revenue Commissioners when buying property in Ireland. For residential properties, the rate is at the time of writing this article is 1% on the portion up to €1 million, 2% on the portion over €1 million up to €1.5 million, and 6% on the portion over €1.5 million. For example, on a €300,000 home, you'd pay €3,000 in stamp duty. For new builds, stamp duty is calculated on the base price minus VAT. For newly built homes, stamp duty is calculated on the base price minus VAT. Your solicitor will handle the payment details with the Revenue Commissioners.

Check the current residential rates on the Revenue stamp duty rates page.

3. Legal costs when buying a house

A solicitor handles the legal transfer of ownership, reviews the contracts and title, and helps complete the purchase. Ask for a written quotation that explains the professional fee, VAT and third-party expenses paid during the transaction.

You’ll need a solicitor to manage the legal tasks involved in transferring ownership of your new house. They may ask for a flat charge or a certain percent of the property price which is usually 1 or 2%.

You should also expect to pay VAT and other costs associated with the legal process, such as Land Registry fees. While legal costs can vary, they generally range from €1,500 to €2,000 in total for an average home, it is usually best to review different solicitors and ask about standard prices at their practice before committing. This legal cost is paid by you and covers the cost of conveyancing and legal advice from your chosen solicitor. You can read more in the Law Society of Ireland guide to buying a home.

4. House valuation fees

A valuation is required by the lender to assess the property as security for the mortgage. It is different from a structural survey and is not a detailed report on the condition of the home.

When buying a house, your lender will require a valuation report to confirm how much the house is worth. This report, provided by a professional valuer approved by your lender, estimates the property’s market value, and makes sure you’re not paying more than it’s worth. Generally, you’ll pay between €150 and €250 for this service, plus VAT.

5. Surveyors’ fees

A structural survey can help identify defects or maintenance issues before you commit to the purchase. The scope and cost can vary with the property and the type of survey requested.

While not always required, a survey can provide crucial information and help you understand what you’re buying. These fees generally range from €300, plus VAT at 23%. Although it is your own choice, investing in a survey can reveal potential problems and assist in price negotiations.

6. Home insurance, mortgage protection insurance, and property tax

These ongoing or recurring costs should be considered alongside the upfront purchase costs. The price of cover will depend on factors such as the property, the level of cover and the applicant’s circumstances.

You may not be thinking of fires or floods when you’re just about to buy your new home, but home insurance is essential. It protects your property and belongings from risks like fire and storm damage.

Additionally, lenders will require mortgage protection insurance, which covers your mortgage balance if you pass away. Property tax is also a fee you need to consider. This is a self-assessed tax paid annually to Revenue and is currently based on the market value of your home.

Estimate Local Property Tax using the Revenue LPT calculator.

7. Moving costs

Finally, when it’s time to move into your new home, you’ll want to make the experience as exciting, and as easy as possible. Whether you choose to rent a van and move your belongings yourself or pay for a professional removal company, budgeting for these costs is essential as moving costs can vary depending on distance and amount being moved.

The excitement of settling into your new space should be supported by a smooth moving process. Get prices from different moving companies or calculate the cost of renting a van to ensure you’re prepared for this final step in your home-buying journey.

Typical costs of buying a house in Ireland

Now you know the hidden costs, let's see what the typical amount of each could cost:

Example: costs for a first time buyer of a €350,000 existing house

This example is illustrative and is based on a €350,000 property. Actual costs will vary depending on the property, lender requirements, professional fees and the services you choose.

Let Avant Money help you prepare

Our expert mortgage advisors can help you understand all the expenses involved in buying a house. You can also use our Mortgage Calculator to help you manage your budget and understand how much you can borrow. Visit Avant Money First Time Buyer Mortgages for further information on the mortgage process for first time buyers.

Frequently asked questions about the costs of buying a house

How much deposit does a first time buyer need for a mortgage in Ireland?

Under the Central Bank mortgage measures, first time buyers generally need a minimum deposit of 10% of the property value. A lender will also assess affordability, repayment capacity and its own lending criteria.

Do first time buyers pay stamp duty in Ireland?

Yes. First time buyer status does not create a general exemption from residential stamp duty. The applicable rate is based on the property consideration and the current Revenue rules.

How much does it cost to buy a house in Ireland?

There is no single total. In addition to the deposit, buyers should budget for stamp duty, legal fees and outlays, valuation, a possible structural survey, insurance, Local Property Tax and moving costs.

How much is a booking deposit in Ireland?

A booking deposit is paid to the estate agent when an offer is accepted to show you’re serious and reserve the home. The amount can vary depending on the property value and estate agent but is usually between €5,000 - €10,000, you will need to confirm it with the selling agent. You should make sure that prior to going sale agreed that you have funds immediately available to cover the booking deposit. It is separate from the overall mortgage deposit and is generally refundable until contracts are signed.

How much deposit do I need when buying a second home?

The Central Bank mortgage measures generally require second and subsequent buyers to have a minimum deposit of 10%. There is also a max loan to income for second time buyers of 3.5 times gross income. The amount a particular lender offers will depend on affordability, lending criteria and the property.

Do you need a solicitor to buy a house?

A solicitor is needed to complete the legal work involved in buying and transferring a property. Ask what the quote includes, including professional fees, VAT, registration charges and other outlays. See the Legal Services Regulatory Authority’s guide on legal charges.

What are the average solicitor fees for buying a house?

There is no fixed standard fee. Solicitors may charge a flat fee or use another fee structure. The existing guide in this article is €1,500 to €2,000 for legal costs, but buyers should obtain itemised quotations because VAT and outlays may be additional.

What is conveyancing?

Conveyancing is the legal process of transferring ownership of a property from the seller to the buyer. Your solicitor manages this process, including checking legal documents, reviewing ownership records and completing the transfer.

What are land registry fees?

Land Registry fees are charges paid to register a property or changes to a property's ownership with the Land Registry (managed by Tailte Éireann in Ireland). These fees are separate from solicitor fees and stamp duty.

Lending criteria and terms and conditions apply. The monthly repayment on a 20-year mortgage with Loan to Value (LTV) greater than 80% with variable borrowing rate of 3.95% on a mortgage of €100,000 is €603.35 for 240 months. Total amount repayable is €145,028.74. If interest rates increase by 1% an additional €53.85 would be payable per month. For this example, Annual Percentage Rate of Charge (APRC) of 4.0% applies and consists of variable borrowing rate of 3.95%, valuation fee of €185, and security release fee of €40.

LTV is the amount borrowed as percentage of the value of your home. Information correct at 10th September 2026 and subject to change. You mortgage your home to secure the loan. Maximum loan is generally 3.5 times gross annual income (4.0 for first time buyers) and 90% of the property value (80% for switchers). Applications from residents of ROI over the age of 18 only, and subject to repayment capacity, financial status and property valuation. We require property and life insurance.

Bankinter S.A., trading as Avant Money, is authorised by the Banco de España in Spain and is regulated by the Central Bank of Ireland for consumer protection rules.