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
Ireland is one of the most open property markets in Europe for foreign buyers, with no nationality or residency restrictions on purchasing residential real estate.
Whether you are from the EU, the United States, or anywhere else in the world, you can legally buy and own property in Ireland on the same terms as an Irish citizen.
We constantly update this blog post to reflect the latest Irish property regulations, stamp duty rates, and ownership rules.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Ireland.
Insights
- Ireland imposes zero foreign ownership quotas for residential property, meaning a buyer from Tokyo or New York has identical legal rights to an Irish citizen when purchasing a home in Dublin or Cork.
- The Immigrant Investor Programme closed in February 2023, so buying property in Ireland no longer provides any path to residency or citizenship for foreign nationals.
- Stamp duty in Ireland for residential property sits at 1% on the first 1 million euros, 2% on the portion between 1 million and 1.5 million euros, and 6% on amounts above 1.5 million euros as of early 2026.
- Non-resident landlords in Ireland face a 20% withholding tax on rental income under the NLWT system, which tenants or collection agents must remit directly to Revenue.
- Land Registry processing times for straightforward ownership transfers in Ireland typically take around 15 working days when applications are lodged in proper order, according to parliamentary records.
- Total closing costs for residential property purchases in Ireland generally range from 2% to 3.5% of the purchase price, including stamp duty, legal fees, registration costs, and surveys.
- Foreign buyers must obtain a Personal Public Service Number (PPSN) before completing a purchase in Ireland, as the e-stamping system that finalizes property transfers requires a valid tax reference number.
- Foreshore restrictions near Ireland's coastline can require a state lease or licence for certain occupation or works, even when you own the house on the adjacent land.
Can a foreigner legally own land in Ireland right now?
Can foreigners own land in Ireland in 2026?
As of early 2026, foreigners can legally buy and own residential property in Ireland outright, with full freehold ownership rights identical to those enjoyed by Irish citizens.
Ireland does not have any general bans or prohibitions on foreign ownership of residential land, which makes it one of the most accessible property markets in Europe for international buyers.
Because direct freehold ownership is already available to foreigners, there is no need to seek alternative structures like long-term leases for standard residential purchases in Ireland.
Irish property law does not discriminate between different foreign nationalities, so whether you are from the United States, China, Australia, or any other country, you face the same rules and enjoy the same rights as any other buyer.
Can I own a house but not the land in Ireland in 2026?
As of early 2026, yes, it is legally possible to own a building separately from the land in Ireland, but this arrangement applies only when the property title is leasehold rather than freehold.
When you purchase a leasehold property in Ireland, you receive a title registered with Tailte Éireann that confirms your right to occupy and use the building for the duration of the lease term, which can span many decades.
What happens when the lease expires depends on the specific lease terms, but in many cases, the building ownership reverts to the freeholder unless an extension or renewal is negotiated beforehand, so this is something your solicitor will explain before you sign contracts.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Ireland. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Do rules differ by region or city for land ownership in Ireland right now?
Foreign ownership rules for residential property are uniform across Ireland, meaning the same legal framework applies whether you buy in Dublin, Cork, Galway, or a rural cottage in County Kerry.
However, planning and environmental constraints can vary significantly by location, with areas like Dublin's Georgian conservation zones, Special Areas of Conservation along the Wild Atlantic Way, or Natural Heritage Areas in places like the Burren facing stricter development and renovation controls.
These regional differences exist because local authorities manage their own planning regulations, and national environmental protections apply to specific designated sites rather than entire counties.
We cover a lot of different regions and cities in our pack about the property market in Ireland.
Can I buy land in Ireland through marriage to a local in 2026?
As of early 2026, marriage to an Irish citizen does not unlock special property rights because foreigners can already purchase land in Ireland without any restrictions, making marriage irrelevant to the ownership question.
If you buy property jointly with an Irish spouse, your solicitor will help you structure the ownership correctly (joint tenancy or tenancy in common) and ensure both names appear on the title registered with Tailte Éireann.
In the event of divorce, Irish family law determines how marital property is divided, and a foreign spouse retains the same legal protections as an Irish citizen, so proper legal advice during the purchase and any separation is essential.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Ireland.
We have made this infographic to give you a quick and clear snapshot of the property market in Ireland. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What eligibility and status do I need to buy land in Ireland?
Do I need residency to buy land in Ireland in 2026?
As of early 2026, Ireland does not require residency to purchase property, so you can buy a house or land even if you have never set foot in the country and have no intention of living there.
No visa or permit is required specifically for the property transaction itself, although you will need appropriate immigration permissions if you actually want to live in Ireland after your purchase.
Remote buying is common and legally straightforward in Ireland, with your solicitor managing contracts, ID verification, fund transfers, and Land Registry registration on your behalf through power of attorney arrangements.
Do I need a local tax number to buy lands in Ireland?
Yes, you need a Personal Public Service Number (PPSN) to complete a property purchase in Ireland because the e-stamping system that finalizes ownership transfers requires a valid tax reference number.
Non-residents can apply for a PPSN online through the Client Identity Services office in Carrick-on-Shannon, typically by submitting a completed REG1 form with photo ID, proof of address, and evidence of why you need the number, with processing taking a few weeks.
While not strictly required by law, opening an Irish bank account makes the transaction smoother for handling deposits, paying Local Property Tax, and managing utilities or management company fees after you take ownership.
Is there a minimum investment to buy land in Ireland as of 2026?
As of early 2026, Ireland does not impose any minimum investment threshold for foreigners purchasing residential property, so you can buy a 100,000 euro cottage in Leitrim or a 5 million euro mansion in Dublin 4 under the same rules.
Unlike some countries that require foreigners to spend above a certain amount, Ireland's property market is open at all price points, with your budget and mortgage eligibility being the only practical constraints.
Are there restricted zones foreigners can't buy in Ireland?
Ireland does not have "foreigner-only" no-buy zones for standard residential property, so there are no areas legally off-limits to international buyers based on nationality.
The restrictions that do exist relate to planning, environmental, or security considerations, such as protected nature sites (SACs, SPAs, NHAs), foreshore areas controlled under the Foreshore Act, or land near critical infrastructure, but these rules apply equally to Irish and foreign buyers.
To verify whether a specific plot has any such restrictions, your solicitor will conduct title searches through Tailte Éireann and check with the local planning authority as part of standard conveyancing due diligence.
Can foreigners buy agricultural, coastal or border land in Ireland right now?
Foreigners can purchase agricultural, coastal, and border land in Ireland without nationality-based restrictions, though use and development of such land may face separate regulatory controls.
Agricultural land purchases are not banned for foreigners, but if you plan to farm the land, you may need to navigate sector-specific rules and potentially qualify for certain schemes or supports.
Coastal properties are available to foreign buyers, but if your land touches the foreshore (the area between high and low water marks), any occupation or structures in that zone may require a state lease or licence under the Foreshore Act 1933.
Border land near Northern Ireland has no foreign ownership restrictions, and the Good Friday Agreement ensures an open border, so property transactions proceed the same as anywhere else in Ireland.
Get fresh and reliable information about the market in Ireland
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What are the safest legal structures to control land in Ireland?
Is a long-term lease equivalent to ownership in Ireland right now?
A long-term lease in Ireland can provide ownership-like security and practical control over a property, but it is not legally the same as freehold ownership because your rights derive from the lease terms rather than outright title to the land.
Ireland has very long leases in practice, sometimes running 99, 999, or even longer years, and renewal or extension rights depend entirely on the specific lease contract, so you should treat this as a negotiation point rather than an automatic entitlement.
Leasehold interests in Ireland can typically be sold, transferred, or bequeathed to heirs, provided the lease permits assignment, and your solicitor will confirm these rights before you sign any contracts.
Can I buy land in Ireland via a local company?
Yes, foreigners can establish an Irish company and purchase property through that company, with no restrictions on foreign ownership of Irish-registered companies that hold real estate.
However, buying through a company typically adds complexity without adding legal safety for a normal home purchase, because you face additional tax considerations, beneficial ownership disclosure requirements, and potential difficulties with financing and resale.
What "grey-area" ownership setups get foreigners in trouble in Ireland?
Grey-area arrangements are relatively rare in Ireland compared to countries that ban foreign ownership, but they do occur when buyers try to cut corners or avoid proper legal processes.
The most common risky setups include buying in a local friend's name with a side agreement (your "rights" may be unenforceable), paying money before contracts are exchanged, or signing documents you don't fully understand to "hold" a property.
If Irish authorities discover fraudulent ownership structures, the consequences can include the transaction being voided, loss of your investment, and potential legal liability, so following the proper solicitor-led conveyancing process is always the safest path.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Ireland.
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.
How does the land purchase process work in Ireland, step-by-step?
What are the exact steps to buy land in Ireland right now?
The standard process for a foreigner buying residential property in Ireland involves choosing a solicitor, making an offer through an estate agent, getting a survey done, having your solicitor review the title and contracts, signing contracts and paying the deposit (usually 10%), closing with the balance transfer and key handover, paying stamp duty through your solicitor, and finally registering your ownership with Tailte Éireann.
From the moment your offer is accepted to final registration, a straightforward residential purchase in Ireland typically takes 6 to 12 weeks, though complications with title, planning, or financing can extend this timeline significantly.
The key documents you will sign include the Contract for Sale (which commits you to the purchase once you pay the deposit), the Deed of Transfer at closing, and any mortgage documents if you are financing the purchase.
What scams are common when it comes to buying land in Ireland right now?
What scams target foreign land buyers in Ireland right now?
Ireland has a well-regulated property market with strong consumer protections, so serious fraud is relatively uncommon compared to less transparent markets, but foreign buyers are still targeted because of their distance from the transaction and unfamiliarity with local norms.
The most common scams include payment diversion fraud (where criminals impersonate your solicitor via email and send fake bank details just before a large transfer), fake seller schemes (where someone pretends to own a property they don't), and pressure tactics to pay deposits before proper verification.
The top warning signs of a fraudulent deal in Ireland are requests to pay money outside normal solicitor escrow procedures, sudden changes to bank account details communicated only by email, and any pressure to skip legal checks or rush the timeline.
If you fall victim to a property scam in Ireland, you can report it to the Gardaí (Irish police) and pursue civil remedies through the courts, though recovery can be difficult once money has left your account, which is why prevention through proper verification is essential.
We cover all these things in length in our pack about the property market in Ireland.
How do I verify the seller is legit in Ireland right now?
The best protection in Ireland is using your own independent solicitor (not one recommended by the seller) who will verify the seller's identity and legal authority to sell as part of standard conveyancing practice.
Your solicitor confirms that the title is clean and free of disputes by obtaining official copies of the folio from Tailte Éireann's Land Registry and reviewing the title history for any irregularities.
Existing liens, mortgages, or debts on the property show up as registered burdens or charges, and your solicitor will require proof of discharge or undertakings to clear them before closing.
A qualified Irish solicitor is the most essential professional for verifying seller legitimacy, as they have direct access to official records and are regulated by the Law Society of Ireland with professional indemnity insurance.
How do I confirm land boundaries in Ireland right now?
The standard procedure for confirming boundaries in Ireland involves your solicitor comparing the folio map (for Land Registry titles) or deed map with the physical property and ensuring the legal description matches what you think you are buying.
The official documents to review include the Land Registry folio and filed plan (for registered land) or the deeds and accompanying maps (for unregistered land), all obtainable through Tailte Éireann or the Registry of Deeds.
While not legally required, hiring a licensed surveyor is strongly recommended for rural properties, older homes, or any situation where boundaries appear unclear, as they can physically mark the perimeter and identify encroachments.
Common boundary problems foreign buyers encounter in Ireland include discovering that a driveway or garage actually sits on a neighbor's land, finding that an extension was built over the property line, or learning that a shared lane access was never properly documented.
Buying real estate in Ireland can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will it cost me, all-in, to buy and hold land in Ireland?
What purchase taxes and fees apply in Ireland as of 2026?
As of early 2026, the total purchase taxes and fees for a residential property in Ireland typically range from 2% to 3.5% of the purchase price, depending on the property value and complexity of the transaction.
For properties under 1 million euros, expect closing costs around 2% to 2.7% of the purchase price, with higher-value properties facing incrementally higher percentages due to the stamp duty structure.
The main individual costs include stamp duty (1% on the first 1 million euros, 2% on the portion from 1 million to 1.5 million euros, and 6% above 1.5 million euros), solicitor fees (typically 1% to 1.5% plus VAT), Land Registry fees (several hundred euros depending on value), and survey costs (300 to 600 euros for a standard home).
These taxes and fees apply equally to foreign and local buyers in Ireland, with no additional levies imposed on international purchasers.
What hidden fees surprise foreigners in Ireland most often?
Hidden or unexpected fees that catch foreign buyers off guard in Ireland typically add 0.5% to 2% beyond the costs they originally budgeted, depending on property type and location.
The specific fees most commonly overlooked include Owners' Management Company (OMC) service charges and sinking fund contributions for apartments (often 1,500 to 3,000 euros annually), planning compliance issues requiring remediation, and the cost of addressing unpermitted works discovered during conveyancing.
These surprises usually emerge during the solicitor's due diligence phase or just before closing, when planning searches reveal compliance issues or the seller discloses management company arrears.
The best protection is to get a detailed written breakdown of all expected costs from your solicitor upfront, budget a contingency of 1% to 2% above your expected closing costs, and never assume that issues will "sort themselves out" after you take ownership.
We made this infographic to show you how property prices in Ireland compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Ireland, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Citizens Information | Ireland's official public-service information site written in plain English. | We used it to confirm there are no residency-based restrictions on buying property. We also used it as a baseline buyer journey to keep our process explanations accurate. |
| Revenue (Irish Tax Authority) | Revenue is the legal source for Irish stamp duty rules and rates. | We used it to state the exact stamp duty rates for residential purchases. We used it to compute realistic all-in tax costs for foreign buyers. |
| Tailte Éireann (Land Registry) | Ireland's state land registration authority responsible for title records. | We used it to describe what is needed to register ownership after closing. We used it to explain how solicitors and the Land Registry work together. |
| Law Society of Ireland | The professional body for solicitors in Ireland publishing consumer legal guides. | We used it to explain what your solicitor does during surveys, contracts, and closing. We used it to highlight buyer protections without getting too technical. |
| Gov.ie | The Irish Government's central publishing platform for official guidance. | We used it to structure the step-by-step buying process in a consumer-friendly way. We used it to cross-check which steps and parties are standard. |
| CCPC (Consumer Protection) | Ireland's statutory consumer protection and competition authority. | We used it to keep advice practical around deposits and common pitfalls. We used it to add consumer-protection framing around scams and due diligence. |
| Oireachtas (Parliament) | Parliamentary records are primary, citable statements about public services. | We used it to give a concrete, evidence-based sense of Land Registry processing times. We used it to avoid relying only on anecdotal timelines. |
| National Cyber Security Centre | Ireland's national cyber security authority for public-sector guidance. | We used it to support warnings about payment diversion and email impersonation risks. We used it to reinforce the importance of verifying bank details independently. |
| An Garda Síochána | Ireland's national police service and primary source for scam patterns. | We used it to illustrate the "pay money before verification" scam pattern. We used it to build a simple anti-scam checklist for property buyers. |
| Irish Statute Book | The official publication of Irish legislation. | We used it to ground our explanation of Ireland's title registration system. We used it to keep ownership explanations tied to the underlying statute. |
Get the full checklist for your due diligence in Ireland
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.