How to buy land in Ireland (guide)

Authored by the expert who managed and guided the team behind the Ireland Property Pack

Everything you need to know before buying real estate is included in our Ireland Property Pack

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INVESTROPA

A team specialized in real estate investing in European countries (Ireland, Portugal, Spain, Germany, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Ireland. If you'd like to learn more about us, you can check our presentation page.

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Anthony McCann 🇮🇪

Co-Founder, FindQo.ie

Anthony McCann co-founded FindQo.ie to bring a smarter, more user-friendly property experience to the Irish market. With Ireland's housing needs evolving, he saw the need for a fresh, tech-driven platform. FindQo.ie helps people buy, sell, or rent homes and commercial properties easily. It's designed to support buyers, renters, and agents with powerful search tools and expert guidance.

What types of land can foreigners legally buy in Ireland, and are there restrictions based on nationality or land use?

Ireland has no nationality-based restrictions on land ownership, making it one of the most foreign-friendly property markets in Europe.

Foreigners can legally purchase all major land categories including residential building plots, agricultural farmland, commercial and industrial sites, forestry land, and investment properties. The only restrictions apply to sensitive locations near critical infrastructure or military installations, but these rarely affect typical buyers.

Unlike many European countries that restrict agricultural land sales to non-nationals, Ireland welcomes foreign buyers in farming sectors. You don't need farming experience, Irish residency, or special permits to purchase agricultural land. The same open policy applies to residential development sites, commercial properties, and recreational land purchases.

EU and non-EU citizens enjoy identical purchasing rights, with Americans, Canadians, and other nationalities facing no additional barriers. The property acquisition process remains straightforward regardless of your passport or intended land use.

Where in Ireland are foreigners most commonly buying land, and why are these areas popular?

Dublin and its surrounding counties attract the highest concentration of foreign land buyers, with prices averaging €20,000+ per acre due to strong economic fundamentals.

Cork City and County rank second for foreign interest, offering agricultural land at €15,000-€16,400 per acre while benefiting from Ireland's pharmaceutical and technology hub status. The region provides excellent rental yields of 4-6% for investors developing residential properties.

Galway has emerged as a top choice for international buyers, with land averaging €9,300-€13,400 per acre and offering 5.73% average rental yields. The city's cultural appeal, medical technology sector, and tourism potential make it attractive for both lifestyle and investment purchases.

West Coast counties including Mayo and Kerry appeal to buyers seeking scenic locations for holiday homes or long-term investment holds. Agricultural land in these areas costs significantly less at €3,000-€8,000 per acre, offering entry-level opportunities for foreign investors.

It's something we develop in our Ireland property pack.

Can buying land in Ireland lead to residency or citizenship, and if so, what are the exact steps or programs involved?

Land ownership alone does not provide any direct pathway to Irish residency or citizenship.

The primary route for wealthy land buyers is Ireland's Immigrant Investor Programme (IIP), requiring minimum investments of €1 million in approved Irish enterprises or funds. This program grants Stamp 4 residency status, which is renewable and allows eventual citizenship applications after meeting residency requirements.

IIP investments must go toward qualifying Irish businesses, government-approved funds, or social infrastructure projects—not direct land purchases. However, successful land investors often use profits from Irish property appreciation to fund IIP applications.

After obtaining IIP residency, you must maintain legal residence in Ireland for five consecutive years to qualify for naturalization and Irish citizenship. This includes physical presence requirements and tax compliance obligations.

Alternative residency routes include employment-based visas, student visas, or EU family reunification, but none relate directly to land ownership. The Irish citizenship process requires demonstrating "good character," financial stability, and commitment to Ireland.

What's the typical step-by-step process for a foreigner to buy land in Ireland from start to finish?

The Irish land purchase process typically takes 8-12 weeks from offer acceptance to completion, with several mandatory steps for foreign buyers.

Your solicitor handles most complex procedures including stamp duty calculations (1% on first €1M, 2% on €1M-€1.5M, 6% above €1.5M), contract negotiations, and property registration with Ireland's official Land Registry.

Critical due diligence includes verifying planning permissions, checking for unauthorized structures, confirming zoning compliance, and ensuring clear legal title. Professional surveys cost €400-€900 but prevent costly surprises later.

Is it possible to buy land in Ireland without physically being in the country, and what would that process look like remotely?

Yes, foreigners can complete entire Irish land purchases remotely using power of attorney arrangements and digital document signing.

The remote purchase process requires appointing an Irish solicitor as your legal representative through a formally executed power of attorney document. This document must be notarized in your home country and apostilled according to international legal standards.

Your Irish solicitor conducts all property viewings via video calls, coordinates professional surveys, negotiates contracts, and handles all local legal requirements on your behalf. Digital document signing platforms allow contract execution from anywhere in the world.

Banking arrangements for remote purchases typically involve international wire transfers for deposits and final payments. Irish banks accept foreign-sourced funds with proper documentation showing legal fund sources and anti-money laundering compliance.

Remote buyers must still obtain PPS numbers through Irish Revenue offices, though this can be coordinated through your solicitor or Irish embassy services in your home country. The entire process adds approximately 2-3 weeks to standard timelines due to international document processing requirements.

What documents and permits do I need to provide or secure as a foreign buyer of land in Ireland?

Foreign land buyers must provide comprehensive documentation for legal compliance and banking requirements.

1. PPS Number: Irish tax identification number obtained from Revenue Commissioners - absolutely mandatory for all property transactions
2. Proof of Identity: Passport or national ID card with official translations if necessary
3. Proof of Address: Utility bills or bank statements from your home country, dated within 3 months
4. Financial Documentation: Bank statements showing fund sources, income verification, and lending pre-approval letters
5. Legal Documentation: Power of attorney if buying remotely, marriage certificates for joint purchases

For mortgage applications, non-resident buyers need comprehensive income documentation including employment contracts, tax returns from previous 2-3 years, and detailed business accounts for self-employed individuals. Irish banks require deposit sources to be clearly documented with full audit trails.

No special permits are required for land acquisition itself, but building permits become necessary if you plan construction projects. Planning permission applications require detailed architectural plans, environmental impact assessments, and local authority approvals.

Money laundering prevention requires documented proof that all purchase funds come from legitimate sources. Large cash transactions trigger additional scrutiny and enhanced due diligence requirements from Irish financial institutions.

What are the upfront and ongoing taxes, legal fees, and hidden costs involved in buying and owning land in Ireland?

Total upfront costs typically add 3-5% to your land purchase price, with ongoing annual obligations for property owners.

Additional hidden costs include insurance requirements, utility connections for development sites, and potential planning application fees ranging from €300-€1,500 depending on project complexity. Non-resident landlords pay 20% income tax on any rental income generated from land development.

Professional fees often exceed budget expectations, with solicitors charging additional fees for complex transactions, international wire transfer costs, and currency conversion fees adding 1-2% to transaction costs.

It's something we develop in our Ireland property pack.

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Can I pay in cash for land in Ireland, and are there any advantages or disadvantages to doing so?

Cash purchases are fully legal and represent 66% of all Irish land transactions, offering significant advantages for foreign buyers.

Cash Purchase Advantages: Faster closing timelines (4-6 weeks instead of 8-12 weeks), stronger negotiation position with sellers who prefer transaction certainty, no mortgage approval delays, and immediate ownership without lending conditions or bank oversight.

Cash Purchase Disadvantages: Large capital requirements that may limit diversification opportunities, missed tax benefits from mortgage interest deductions, and potential opportunity costs from not leveraging investment capital for other projects.

Anti-money laundering regulations require comprehensive documentation for large cash transactions, with banks mandating detailed proof of fund sources for amounts exceeding €15,000. International buyers must provide audit trails showing legitimate income sources, especially for purchases exceeding €500,000.

Currency considerations become important for international cash buyers, with EUR exchange rate fluctuations potentially adding or reducing effective purchase costs by 5-10% depending on timing and home country currency strength.

Are mortgages available to foreign buyers for land purchases, what are the typical rates and conditions, and how can I maximize my chances of approval?

Irish mortgages are available to foreign buyers, but with stricter conditions and higher deposit requirements than domestic borrowers.

Current Mortgage Conditions for Foreigners: Non-residents typically need 30-35% deposits (versus 10-20% for residents), must prove Irish income sources or substantial international income, and face average interest rates of 3.8-4.2% as of June 2025.

Eligibility Requirements: Irish residency status (Stamp 1, 4, or EU citizenship) significantly improves approval chances, stable employment history for 2+ years, debt-to-income ratios below 35%, and demonstrated connections to Ireland through work or family ties.

Maximum Lending Limits: 70% loan-to-value ratios for non-residents, maximum 3.5x annual gross income (4x for first-time buyers), and minimum income thresholds of €50,000+ for single applicants or €75,000+ for joint applications.

1. Improve Approval Chances: Obtain Irish PPS number early in the process
2. Bank Relationship: Open Irish bank accounts and establish local banking history
3. Income Documentation: Provide comprehensive financial records including tax returns, employment contracts, and asset statements
4. Local Employment: Secure Irish job offers or demonstrate existing Irish business interests
5. Larger Deposits: Consider 40-50% deposits for better rates and stronger applications

As we reach mid-2025, average mortgage rates have decreased from 2023 peaks, with some lenders offering rates as low as 2.98% for high-quality borrowers with strong deposits and Irish residency status.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Ireland versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What are the most common pitfalls and mistakes foreigners make when buying land in Ireland, and how can I avoid them?

The most expensive mistakes involve inadequate due diligence, underestimating total costs, and failing to understand Irish planning regulations.

1. Gazumping Risk: Irish sellers can legally accept higher offers even after agreeing to your purchase until contracts are formally exchanged. Solution: Move quickly to contract exchange and demand "sale agreed" status in writing.
2. Planning Permission Failures: Many foreign buyers assume land comes with automatic building rights. Solution: Verify existing planning permissions, check for unauthorized structures, and confirm zoning compliance before purchasing.
3. Hidden Cost Underestimation: Additional fees typically add 5-8% to advertised land prices. Solution: Budget an extra 10% beyond purchase price for all associated costs including legal fees, surveys, and taxes.
4. Currency Fluctuation Exposure: Exchange rate movements can increase purchase costs by 10%+ for international buyers. Solution: Consider currency hedging strategies or fix exchange rates early in the process.
5. Inadequate Professional Support: Using inexperienced solicitors leads to contract problems and regulatory compliance issues. Solution: Hire solicitors specializing in foreign buyer transactions and land purchases.

Legal title issues represent another major pitfall, with some rural Irish land remaining unregistered with official land registry systems. Professional surveys and comprehensive legal searches prevent discovering boundary disputes, rights of way, or title defects after purchase completion.

Tax residency implications often surprise foreign buyers who become liable for Irish taxes based on property ownership and rental income without proper planning and professional advice.

What do most foreign buyers use land for in Ireland—residential builds, farming, investment, or something else?

Foreign land purchases in Ireland split across three primary use categories, with residential development representing the largest segment.

Residential Development (50% of foreign purchases): Building family homes, holiday cottages, or rental properties in scenic locations near Dublin, Cork, and Galway. Many buyers from the UK, US, and EU countries develop retirement homes or vacation properties on 1-5 acre plots.

Agricultural Investment (30% of foreign purchases): Purchasing farmland for long-term appreciation, leasing to local farmers, or entering agricultural business ventures. Midlands counties offer the best value for agricultural investors, with established farming infrastructure and reliable tenant farmers.

Pure Investment Holdings (20% of foreign purchases): Speculative land banking near urban growth areas, renewable energy development sites for solar or wind projects, and commercial development opportunities in expanding towns and cities.

Emerging Trends: Green energy land investments are growing rapidly, with foreign buyers purchasing sites suitable for solar farms or wind installations to benefit from Ireland's 2030 renewable energy targets. Forestry investments also attract international buyers seeking carbon credit opportunities and long-term environmental returns.

It's something we develop in our Ireland property pack.

What are the current average land prices in different parts of Ireland, and what is the long-term market forecast for land values and demand?

Irish land prices have reached historic highs as of June 2025, with strong regional variations and continued growth projections across all categories.

Market Forecast 2025-2030: Industry experts predict continued land price appreciation of 6-10% annually through 2027, driven by persistent supply shortages and strong demand from both domestic and international buyers. Ireland's population growth, EU membership benefits, and technology sector expansion support long-term demand fundamentals.

Supply Constraints: Available land inventory decreased 17% year-over-year as of March 2025, with fewer than 9,300 second-hand properties for sale nationwide - the lowest level since 2007. This supply shortage particularly affects Dublin and Cork markets, supporting premium pricing.

Long-term Investment Outlook: Professional forecasts suggest Irish land values could appreciate 50-70% over the next five years, making current purchases attractive for long-term holders despite high entry costs.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Ireland's Residential Property Market Analysis 2025
2. Buying Property in Ireland as an American: 2025 Guide
3. Ireland Home Price Inflation Hits 8 Year High in Early 2025
4. IPAV: Land prices to rise by up to 10% in some regions in 2025
5. Buy Land in Ireland in 2025: Legal Steps, Tax & Investment Guide
6. Irish Property Market Forecast For 2025
7. Residential Property Price Index January 2025 - Central Statistics Office
8. Buying a house in Ireland in 2025: worth it?
9. Lowest Mortgage Interest Rates Ireland 2025
10. Stamp duty on property - Citizens Information