Quick answer: Budget roughly 2–3% of the purchase price on top of your deposit for buying costs — on a €400,000 home that's around €8,000–€12,000 covering stamp duty, solicitor fees, valuation, survey, and insurance. None of these can be mortgage-funded.
When budgeting for a home purchase, you need to account for costs on top of your deposit. These typically add 2–3% of the purchase price to your total outlay and must come from your own savings — they cannot be funded by your mortgage.
Stamp Duty
1% on the first €1M of the purchase price, 2% on the next €500k, 6% above €1.5M. For new builds the duty is charged on the price excluding VAT (divide the advertised price by 1.135), so it works out slightly lower than 1% of the headline price.
Rule of thumb: Budget approximately 1% of the purchase price for most buyers.
Solicitor / Conveyancing Fees
Your solicitor handles the legal transfer of ownership. Fees vary:
| Property Value | Typical Fee Range |
|---|---|
| Up to €300,000 | €1,200–€2,000 + VAT |
| €300,000–€500,000 | €1,500–€2,500 + VAT |
| €500,000–€750,000 | €2,000–€3,500 + VAT |
| Above €750,000 | Negotiable, often 0.3–0.4% |
VAT is charged at 23%. Solicitor fees also cover Land Registry fees (€400–€800), searches, and documentation costs.
Mortgage Valuation Fee
Your lender requires an independent valuation of the property before approving your mortgage. Cost: typically €150–€200.
Structural Survey (Snag Survey)
Strongly recommended — a qualified engineer inspects the property for structural issues, dampness, subsidence, roof condition, etc.
- Second-hand property survey: €400–€600
- New build snag list inspection: €350–€500
This is optional but advisable — identifying issues before closing gives you negotiating power or allows you to walk away.
Buildings Insurance
Mortgage lenders require buildings insurance from day of draw-down. Annual cost: typically €300–€600 depending on property value and location.
Life / Mortgage Protection Insurance
Most lenders require a mortgage protection policy (life insurance that pays off the mortgage if you die). Cost depends on age, health, and loan amount — typically €15–€50/month.
Land Registry Fees
Paid via your solicitor to Tailte Éireann (formerly the Property Registration Authority of Ireland, dissolved under the Tailte Éireann Act 2022). Scale fee based on purchase price:
| Purchase Price | Land Registry Fee |
|---|---|
| Up to €50,000 | €400 |
| €50,001–€200,000 | €600 |
| €200,001–€400,000 | €700 |
| Above €400,000 | €800 |
eCharge update: The Tailte Éireann electronic charge (eCharge) fee was reduced to €0 — there is no longer a separate charge for electronic title registration. Your solicitor's bill should reflect this.
Moving Costs
Professional removal company: €500–€2,000+ depending on volume and distance.
Summary: Budget Checklist
For a €400,000 purchase:
| Cost | Estimate |
|---|---|
| Stamp duty | €4,000 |
| Solicitor fees + VAT | ~€2,500 |
| Valuation fee | €175 |
| Structural survey | €500 |
| Buildings insurance (year 1) | €400 |
| Land Registry | €700 |
| Mortgage protection (year 1) | ~€360 |
| Total additional costs | ~€8,635 |
Rule of thumb: Budget approximately 2–3% of the purchase price on top of your deposit for all buying costs.
Key Points
- All buying costs must come from your own savings — they cannot be borrowed.
- Get solicitor quotes from at least two firms.
- Do not skip the structural survey — it can save you far more than it costs.
- Some lenders offer cashback (typically 1–2% of the mortgage) which can offset buying costs.
Common Questions
Q: What costs do I need besides my deposit when buying a house in Ireland? Plan for stamp duty (1% of price up to €1M, charged on the VAT-exclusive price for new builds), solicitor fees (€1,500–€3,000 + VAT), valuation fee (€150–€200), structural survey (€400–€600), buildings insurance from the day of drawdown, and Land Registry fees. In total, budget an extra 2–3% of the purchase price.
Q: How much are solicitor fees for buying a house in Ireland? Expect €1,500–€3,000 plus 23% VAT for most residential transactions. Your solicitor's bill also includes Land Registry fees (€400–€800) and the cost of searches and documentation. Always get quotes from at least two solicitors.
Q: Can I use lender cashback to cover buying costs? Many Irish lenders offer cashback of 1–2% of the mortgage amount. On a €300,000 mortgage that's €3,000–€6,000 — useful, but cashback is typically paid after 12 months on the mortgage and should not be relied on to cover day-one buying costs.
Sources
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