Chapter 4 of 10 · The cost of buying · 5 of 8
The cost of buying a house in Ireland: every fee on one page
Checked 21 Oct 2026the Central Bank's mortgage measures, Revenue's rules and the scheme operators' published terms.
Every cost of buying a home in Ireland on top of the deposit: stamp duty, solicitor, Land Registry, survey, BER, valuation, insurance and moving.
Check before you hire: a solicitor should be on the register kept by the Law Society of Ireland. Law Society: find a solicitor
Written in plain English for the person buying, selling or switching. This guide covers the Republic of Ireland only.
The deposit is the big number. But it is not the only one. Stamp duty, the solicitor, the survey, the valuation, insurance and the move all come on top, and they are paid in cash, not from the mortgage. This guide lists every cost with its typical range, works an example at €380,000, and says when each one is paid.
Every cost in one table
The ranges are typical figures from our costs list at 21 October 2026. They are a planning guide, not a quote. Fees marked VAT carry VAT at 23% on top.
| Cost | Typical range | VAT | Who you pay |
|---|---|---|---|
| Stamp duty | 1% of the price up to €1 million | No | Revenue, through your solicitor |
| Solicitor's fee | €1,500 to €3,000 | Yes | Your solicitor |
| Solicitor's outlays (registration, searches, oaths) | €400 to €1,200 | No | Through your solicitor |
| Survey | €300 to €600 | Yes | The surveyor or engineer |
| Full structural survey, if needed | €1,500 to €3,000 | Yes | The surveyor or engineer |
| Snag list, new build only | €350 to €600 | Yes | The snagger |
| Lender's valuation | €150 to €250 | Yes | The valuer, through the lender |
| Mortgage protection, first year | €200 to €700 | No | The insurer |
| Home insurance, first year | €300 to €600 | No | The insurer |
| Removals | €500 to €1,500 | Yes | The removals firm |
| Furniture, appliances and connections | €0 to €10,000 | No | Shops and utilities |
| BER certificate | €225 to €400 | No | The seller pays this, not you |
The BER is on the list because people ask. The seller must have one before advertising. A buyer usually pays nothing for it.
A worked example at €380,000
Róisín and Tom are buying a second-hand home at €380,000 with a 90% mortgage. Using the default figure in each range:
| Item | Amount |
|---|---|
| Deposit (10%) | €38,000 |
| Stamp duty (1%) | €3,800 |
| Solicitor's fee, €2,000 plus VAT | €2,460 |
| Solicitor's outlays | €900 |
| Survey, €450 plus VAT | €553.50 |
| Lender's valuation, €185 plus VAT | €227.55 |
| Mortgage protection, first year | €360 |
| Home insurance, first year | €450 |
| Removals, €1,000 plus VAT | €1,230 |
| Costs on top of the deposit | €9,981.05 |
| Cash needed in all | €47,981.05 |
So the costs come to about €10,000, or 2.6% of the price. With the deposit, they need about €48,000. The cost of buying calculator builds this statement for your price and your quotes.
The same example on a new build
Suppose Róisín and Tom bought a new house at €380,000 instead. Three lines change.
- Stamp duty is charged on the price without VAT at 13.5%, so €380,000 becomes €334,801.76 and the duty is €3,348.02, not €3,800.
- A snag list replaces the survey, at €350 to €600 plus VAT.
- Help to Buy can supply up to €30,000 of the deposit, rising to €35,000 as announced in Budget 2027, if they are first-time buyers and the tax they paid covers it.
Flooring, blinds and appliances often come on top. The hidden costs guide covers that.
Stamp duty
Stamp duty is a tax on the transfer of a home. It is 1% of the price up to €1 million, 2% on the part from €1 million to €1.5 million, and 6% above that. There is no first-time buyer exemption. On a new home it is charged on the price without VAT, which lowers it a little. Your solicitor files the return and pays it within 44 days of the deed. Stamp duty explained has the examples.
The solicitor
You need a solicitor (check the Law Society's register) to buy a home. The solicitor checks the title, reads the contracts, raises questions with the seller's side, handles the mortgage money, pays the stamp duty and registers you as the owner. The fee is typically €1,500 to €3,000 plus VAT at 23%. Many charge a fixed fee. On top come the outlays: the registration fees paid to Tailte Éireann, the searches, and the commissioner for oaths. Solicitor fees explains how to compare quotes, and the conveyancing solicitor page what to ask.
The survey
A survey is a report on the condition of the home from an engineer or building surveyor (Engineers Ireland or the SCSI). A standard pre-purchase survey costs €300 to €600 plus VAT. A full structural survey, for an older home or one with an extension, cracks or a pyrite risk, costs €1,500 to €3,000 plus VAT. It is not required by the lender. It is for you, and it is the one cost most people regret skipping. See the house survey page.
The valuation
The lender sends a valuer to confirm the home is worth the price. The fee is €150 to €250 plus VAT, about €185 typically. Some lenders refund it. A valuation is not a survey: it is a short visit to protect the lender. Mortgage valuations explains what happens if the figure comes in low.
Mortgage protection and home insurance
Mortgage protection is a life policy that clears the loan if you die. The law requires it on a home loan, with narrow exceptions. The first year costs €200 to €700, depending on your age, health and the loan. Home insurance covers the building, and the lender requires it from the day you sign the contracts. The first year costs €300 to €600. Both are paid each year after that. The cost of owning guide covers the years after you buy.
The move and the first weeks
Removals cost €500 to €1,500 plus VAT for a local move. A new build often comes without flooring, blinds or appliances, which can run to thousands. Utility connections, a first shop and small repairs add up. The hidden costs guide lists what people forget.
What you pay when
| When | What |
|---|---|
| Sale agreed | A booking deposit of €5,000 to €10,000 to the estate agent, refundable until contracts, and counted towards the 10% |
| The weeks after | The survey and the valuation |
| Signing contracts | The rest of the 10% deposit; home insurance starts |
| Closing | The balance of the price from the lender and you, stamp duty, the solicitor's fee and outlays, mortgage protection |
| Moving day | Removals |
A new build is different: the booking deposit, then the contract deposit, then the balance when the home is finished. Help to Buy goes to the builder as part of the deposit.
Where this leaves you
Put your price and any quotes you have into the cost of buying calculator. It lays out the closing statement in full, with what you pay at signing and at closing. The first-time buyer journey shows each step, and get quotes finds a solicitor and a surveyor in your county.
Questions people ask
How much does it cost to buy a house in Ireland on top of the deposit?
On a €380,000 second-hand home, about €10,000: €3,800 in stamp duty and about €6,200 in fees, insurance and the move. Add the €38,000 deposit and you need about €48,000 in cash.
What fees do you pay when buying a house in Ireland?
Stamp duty, the solicitor's fee plus VAT, the solicitor's outlays for registration and searches, a survey, the lender's valuation, mortgage protection, home insurance and removals. A new build adds a snag list.
How much are solicitor fees for buying a house in Ireland?
Typically €1,500 to €3,000 plus VAT at 23%, with outlays of €400 to €1,200 on top for registration, searches and the commissioner for oaths. Ask for a written quote.
Do first-time buyers pay stamp duty in Ireland?
Yes. There is no first-time buyer exemption. The rate is 1% of the price up to €1 million. On a new home it is charged on the price without VAT.
When do I pay the costs of buying a house?
The booking deposit at sale agreed, the survey and the valuation in the weeks after, the 10% contract deposit at signing, and the rest at closing: stamp duty, the solicitor, outlays and insurance. Removals on moving day.