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
If you want to buy residential land in Ireland in 2026, you are entering a market where prices vary dramatically depending on whether you are looking in Dublin or in rural counties like Leitrim or Mayo.
We constantly update this blog post to reflect the latest data and market shifts, so you always have the most current information.
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.
How much does residential land usually cost in Ireland?
What is the average residential land price per sqm in Ireland in 2026?
As of early 2026, the average price for buildable residential land in Ireland sits around €80 to €250 per sqm (approximately $85 to $265 or £70 to £210), though this figure masks enormous regional variation between Dublin and the rest of the country.
In the Greater Dublin Area, where most demand is concentrated, typical prices for serviced residential land range from €150 to €450 per sqm ($160 to $475 or £125 to £375), while prime South Dublin pockets can reach €800 to €1,600 per sqm.
The single factor that causes land prices in Ireland to vary most dramatically is whether the site has planning permission and is fully serviced with water, sewage, and road access, since a plot with approved planning can be worth three to five times more than one without.
Compared to neighboring regions, residential land in Dublin is significantly more expensive than in most UK cities outside London, and land in rural Ireland remains among the most affordable in Western Europe for comparable plot sizes.
By the way, we have much more granular data about property prices in our property pack about Ireland.
What is the cheapest price range for residential land in Ireland in 2026?
As of early 2026, the cheapest buildable residential land in Ireland can be found for around €15 to €60 per sqm ($16 to $65 or £13 to £50), typically in rural western and northwestern counties where demand is much lower than in urban centers.
At the opposite end, buyers should expect to pay up to €1,600 per sqm ($1,700 or £1,350) for premium development-ready land in areas like Dun Laoghaire-Rathdown, Dalkey, or Foxrock in South Dublin, where supply is extremely limited.
The key trade-off with cheap rural land in Ireland is that planning permission for one-off houses is notoriously difficult to obtain, and you may face expensive site suitability tests for wastewater systems and percolation before you can even apply.
If you are looking for affordable residential land in Ireland in 2026, focus on counties like Leitrim (where poor-quality land averages around €3,800 per acre), Roscommon, Mayo, Longford, and parts of Donegal, all of which consistently show the lowest prices nationwide.
How much budget do I need to buy a buildable plot in Ireland in 2026?
As of early 2026, the minimum budget needed to purchase a standard buildable plot in Ireland starts at around €40,000 to €80,000 ($42,500 to $85,000 or £33,500 to £67,000) for a rural site in more affordable counties, though this requires accepting some planning uncertainty.
This minimum budget would typically cover a plot of 800 to 2,000 sqm in a rural location, which is the common size for one-off houses in Ireland where local planning authorities permit larger sites than in urban areas.
For a well-located buildable plot in the Greater Dublin Area commuter belt or near a growing town, a realistic mid-range budget in 2026 would be €150,000 to €300,000 ($160,000 to $320,000 or £125,000 to £250,000), covering a serviced site of 300 to 600 sqm with clearer planning prospects.
You can also check here what kind of properties you could get with similar budgets in Ireland.
Are residential land prices rising or falling in Ireland in 2026?
As of early 2026, residential land prices in Ireland are mildly rising, with property experts forecasting around 5% price growth for the year following similar increases of 5 to 10% seen in the Dublin residential market during 2025.
Over the past five years, residential land prices in Ireland have followed an upward trend driven by persistent housing undersupply, with the CSO Residential Property Price Index showing house prices approximately 40% higher than their 2019 levels.
The single factor most responsible for this continued price pressure is Ireland's housing supply shortage, where completions of around 34,500 homes in 2025 still fall short of the estimated 45,000 to 50,000 units needed annually to meet demand.
Want to know more? You'll find our latest property market analysis about Ireland here.
Thinking of buying real estate in Ireland?
Acquiring property in a different country is a complex task. Don't fall into common traps – grab our guide and make better decisions.
How are residential land prices measured and compared in Ireland?
Are residential lands priced per sqm, acre, or hectare in Ireland?
In Ireland, residential land is most commonly priced per acre for larger rural plots and development sites, while smaller urban and suburban plots are often described in square meters (sqm).
Buyers should know that one acre equals approximately 4,047 sqm (or 0.4 hectares), so when you see a rural site advertised at €200,000 per acre, that works out to roughly €49 per sqm, which helps you compare against smaller suburban plots.
This measurement system may be unfamiliar to foreign buyers from continental Europe who typically think in hectares, or to American buyers accustomed to acres but using different property valuation methods, so always convert to a consistent unit when comparing.
What land size is considered normal for a house in Ireland?
In Ireland, the typical plot size for a standard single-family home in urban and suburban areas ranges from 200 to 500 sqm (0.05 to 0.12 acres), which is relatively compact compared to rural standards.
The realistic range of plot sizes that covers most residential properties in Ireland runs from around 200 sqm in dense city neighborhoods up to 2,000 sqm (about half an acre) for rural one-off houses, with commuter-belt sites typically falling in the 300 to 900 sqm range.
While there is no single national minimum plot size, local authority development plans typically require enough space for the dwelling, parking, private open space, and in rural areas, an on-site wastewater treatment system, which often means sites under 400 sqm are difficult to develop in unserviced locations.
How do urban and rural residential land prices differ in Ireland in 2026?
As of early 2026, urban residential land in the Greater Dublin Area typically costs €150 to €450 per sqm ($160 to $475 or £125 to £375), while rural agricultural land suitable for residential development averages around €2 to €6 per sqm (€9,900 per acre nationally), representing a potential difference of 25 to 75 times.
Serviced land in Ireland, meaning plots with mains water, sewage connections, and road access, commands a premium of at least 100 to 300% over unserviced rural land, because unserviced sites require expensive site assessments and private wastewater systems.
The single infrastructure factor that most drives this price gap is access to public sewage and water services, since installing a private wastewater treatment system in rural Ireland can cost €8,000 to €20,000 and requires passing percolation tests that many sites fail.
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 location factors affect residential land prices in Ireland?
Which areas have the most expensive residential land in Ireland in 2026?
As of early 2026, the most expensive residential land in Ireland is found in South Dublin, particularly in Dun Laoghaire-Rathdown, where prime development land in areas like Dalkey, Killiney, Foxrock, and Blackrock can reach €800 to €1,600 per sqm ($850 to $1,700 or £670 to £1,340).
What these expensive areas share is a combination of limited remaining development land, established prestige, excellent school catchment areas, and proximity to both Dublin city center and the coast, which makes land here a genuinely scarce resource.
The typical buyer purchasing residential land in premium South Dublin areas is either a high-net-worth individual building a custom family home, or a developer creating a small number of high-end units, since the land cost alone often exceeds €400,000 for a single-house plot.
Prices in these top Dublin areas remain firm into 2026, with Knight Frank and other agents reporting continued competitive bidding for well-located family-home sites, though the pace of increases has moderated from the 8 to 10% growth seen in 2024.
Which areas offer the cheapest residential land in Ireland in 2026?
As of early 2026, the cheapest residential land in Ireland is found in counties like Leitrim (averaging around €3,800 per acre or €0.94 per sqm for poor-quality land), Mayo (€3,075 per acre for large holdings), and parts of Roscommon, Longford, and inland Donegal, where prices start from €15 to €40 per sqm ($16 to $42 or £13 to £33).
The common limitation these affordable areas share is distance from major employment centers, limited local services, and in many cases, challenging planning conditions for new one-off rural houses, particularly where county development plans restrict residential development.
Some of these cheaper areas, particularly towns along improved transport corridors like Sligo and parts of Galway commuter belt, are showing early signs of price appreciation as remote working allows buyers to consider locations previously deemed too far from Dublin.
Are future infrastructure projects affecting land prices in Ireland in 2026?
As of early 2026, announced infrastructure projects are already affecting residential land prices in Ireland, with areas along the planned MetroLink corridor from Swords to south Dublin and near DART+ expansion routes showing increased developer interest and land value expectations.
The top infrastructure projects currently influencing land prices in Ireland include MetroLink (Dublin's new metro line), DART+ (rail electrification and expansion across the Greater Dublin Area), and BusConnects (core bus corridor upgrades), all backed by the National Development Plan.
In areas near confirmed MetroLink stations, such as Swords and parts of north Dublin, land prices have reportedly increased by 10 to 20% over the past two years in anticipation of improved connectivity, though the premium varies significantly based on each site's development potential.
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.
How do people actually negotiate and judge prices in Ireland?
Do buyers usually negotiate residential land prices in Ireland?
In Ireland, buyers can typically negotiate around 5 to 10% off the asking price for residential land, though for highly sought-after serviced plots in Dublin suburbs, discounts may be minimal or non-existent due to competitive bidding.
Sellers in Ireland are most willing to negotiate on price when a site has been on the market for several months, lacks planning permission, has unclear title or boundary issues, or when the buyer can demonstrate a quick, cash-funded completion without financing delays.
To better negotiate, you need to understand how things are being done in this place. That's why we have built our our pack covering the property buying process in Ireland.
Do foreigners usually pay higher land prices in Ireland?
In Ireland, foreigners do not face any legal premium or restriction on buying land, but in practice they often pay 5 to 15% more than locals due to less familiarity with local pricing, weaker negotiating position, and reliance on intermediaries.
The main reason foreigners end up paying more for land in Ireland is limited access to off-market deals and local networks, combined with less knowledge about planning risks, site servicing requirements, and the Residential Zoned Land Tax that can catch overseas buyers off guard.
Using a reputable local solicitor and engaging a buyer's agent familiar with the area can help foreigners achieve fairer prices, as these professionals can verify comparable sales, identify planning red flags, and negotiate more effectively on your behalf.
Now, you might want to read our updated list of common traps foreigners fall into when purchasing real estate in Ireland.
Are private sellers cheaper than developers in Ireland?
In Ireland, buying residential land from private sellers is typically 10 to 25% cheaper than purchasing from developers, because private plots often lack the planning permission, site clearance, and infrastructure connections that developer sites include.
The advantage developers in Ireland offer is turnkey readiness, meaning the site comes with approved planning, development contributions often pre-paid, services connected to the boundary, and sometimes architectural drawings, which significantly reduces your risk and timeline to build.
The main complication when buying from private sellers in Ireland is unclear or contested boundaries, unregistered rights of way, and the need for expensive site investigations including percolation tests for wastewater, which can add months of delay and thousands in unexpected costs.
How transparent are residential land transactions in Ireland?
Residential land transactions in Ireland have moderate transparency, better than many countries because the Land Registry maintains comprehensive ownership records, but there is no easily accessible public database of vacant land transaction prices like there is for houses.
The Land Registry (Tailte Eireann) records are publicly accessible for a small fee, allowing anyone to verify ownership, check for mortgages or charges on a property, and review registered boundaries and rights of way.
The most common transparency issue in Ireland is the difficulty of benchmarking land prices, since unlike house sales which are reported in the Property Price Register, vacant land sales are not systematically published, making it hard to know if you are paying a fair price.
The essential due diligence step in Ireland is engaging a solicitor to conduct full title searches, planning history checks, and a review of local authority records, because issues like informal access arrangements or undisclosed planning refusals can significantly affect a site's value.
We cover everything there is to know about the land buying process in Ireland here.
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.
What extra costs should I budget beyond land price in Ireland?
What taxes apply when buying residential land in Ireland in 2026?
As of early 2026, the total tax burden when purchasing residential land in Ireland ranges from 1% to 7.5% of the purchase price depending on how the land is classified, with most site-with-planning purchases attracting the residential stamp duty rate of 1%.
The specific taxes include stamp duty (1% on the first €1 million for residential property, 2% from €1 million to €1.5 million, and 6% above €1.5 million), but importantly, if the land is classified as non-residential (which raw land often is), you pay a flat 7.5% stamp duty instead.
After purchase, if your land is mapped under the Residential Zoned Land Tax (RZLT), you face an annual tax of 3% of the site's market value until you develop it, which can represent a significant holding cost for buyers who do not plan to build immediately.
There are no specific tax exemptions for first-time buyers purchasing land in Ireland, though the Help to Buy scheme and First Home Scheme can assist with the subsequent house construction costs if you meet eligibility criteria.
Our our pack about real estate in Ireland will surely help you minimize these costs.
What are typical notary or legal fees for land purchases in Ireland?
In Ireland, there is no notary system for property purchases; instead, solicitors handle conveyancing, with typical legal fees ranging from €1,200 to €2,500 plus VAT at 23% ($1,475 to $3,075 total or £1,225 to £2,560), depending on complexity and location.
Land Registry fees, which are mandatory government charges to register your ownership, range from €400 for properties under €50,000 up to €800 for properties over €400,000 ($425 to $850 or £335 to £670), and these are in addition to your solicitor's fees.
Solicitor conveyancing fees in Ireland are typically quoted as a flat professional fee rather than a percentage of the purchase price, though some firms may add extra charges for complex title issues, boundary disputes, or properties without registered Land Registry title.
How much does land maintenance cost before construction in Ireland?
In Ireland, typical annual maintenance costs for an undeveloped residential plot run from €200 to €1,000 per year ($210 to $1,060 or £170 to £840) for basic upkeep, but this can skyrocket if your land falls under the Residential Zoned Land Tax at 3% of market value annually.
The specific maintenance tasks usually required before construction include maintaining boundary fences and hedges, managing vegetation to prevent fire risk and neighbor complaints, securing the site against dumping, and keeping any access routes passable.
While there are no general fines for neglecting basic land maintenance, if your site is within RZLT scope and you fail to develop or sell it, the 3% annual tax acts as a de facto penalty that can cost tens of thousands of euros each year on a valuable urban site.
Do permits and studies significantly increase total land cost in Ireland?
In Ireland, the total cost of permits and required studies for a standard residential plot typically ranges from €3,000 to €15,000 ($3,175 to $15,900 or £2,500 to £12,550), but can exceed €20,000 for complex rural sites requiring extensive site assessments.
These permit and study costs usually represent 2 to 10% of the land purchase price for a typical suburban plot, but for cheaper rural sites they can exceed 25% of the land cost, making the effective price much higher than the headline figure.
In Ireland, mandatory requirements before construction include a planning application (€65 fee for a house), site suitability assessment for wastewater (€500 to €2,000 for percolation tests), engineering drawings, and in Dublin, development contributions that can reach €117 per sqm of floor area.
The permit and study process in Ireland typically takes 8 to 16 weeks for a straightforward planning application, but can extend to 12 months or more if an appeal is lodged with An Bord Pleanala or if site assessment failures require redesign.
Get to know the market before buying a property in Ireland
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
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 |
|---|---|---|
| Central Statistics Office (CSO) | Ireland's official national statistics agency. | We used CSO data for housing price trends, earnings figures, and median household income. We cross-referenced these to assess land affordability relative to Irish incomes. |
| Savills Ireland Development Land Reports | Leading real estate consultancy with verified transaction data. | We used Savills reports as our core benchmark for development land prices per acre in the Greater Dublin Area. We converted these to per-sqm figures for easier comparison. |
| Revenue Ireland | Ireland's tax authority with official rate publications. | We sourced current stamp duty rates, RZLT rules, and tax guidance directly from Revenue. We used these to calculate total transaction costs for buyers. |
| Society of Chartered Surveyors Ireland (SCSI) | Professional body with annual land market surveys. | We used the SCSI/Teagasc report for county-level land pricing. We extracted the cheapest and most expensive regions to provide geographical context. |
| Citizens Information | State-supported public information service. | We referenced Citizens Information for planning fees and general property guidance. We used it to verify practical costs foreigners will encounter. |
| Tailte Eireann (Land Registry) | Ireland's official property registration authority. | We used Tailte Eireann for Land Registry fee schedules. We included these in our total transaction cost calculations. |
| Dublin City Council | Official local authority with published development levies. | We sourced Section 48 development contribution rates from Dublin City Council. We used these to illustrate significant non-land costs in self-builds. |
| The Irish Times | Ireland's newspaper of record with property market coverage. | We referenced Irish Times reporting on property forecasts and land sales. We used expert quotes to support our market trend analysis. |
| MetroLink / DART+ / BusConnects | Official government infrastructure project sites. | We used these sources to identify infrastructure affecting land values. We linked transport improvements to potential price premiums in specific areas. |
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.