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
When you buy property in Ireland as a foreigner, the purchase price is just the beginning because there are taxes, legal fees, and other costs that can add thousands of euros to your budget.
Understanding these extra expenses in advance helps you avoid surprises and plan your finances properly when buying Irish real estate.
This guide breaks down every cost, tax, and fee you need to know about when purchasing residential property in Ireland in 2026, and we constantly update this blog post to keep the information accurate.
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.
Overall, how much extra should I budget on top of the purchase price in Ireland in 2026?
How much are total buyer closing costs in Ireland in 2026?
As of early 2026, total buyer closing costs in Ireland typically range from 2% to 4% of the purchase price for most residential properties under €1 million, which means on a €400,000 home you should budget roughly €8,000 to €16,000 (about $8,400 to $16,800 or £6,700 to £13,400) for taxes and fees.
If you keep everything simple with a standard resale property and no unusual issues, the minimum extra budget you can get away with is around 1.5% to 2.5% of the price, covering just the essential Stamp Duty, solicitor fees, and Land Registry costs.
For a safe upper limit that accounts for surveys, specialist legal work, tax advice, and higher-value properties where Stamp Duty rates increase, you should plan for up to 4% to 8% of the purchase price, which on a €500,000 property could mean €20,000 to €40,000 (roughly $21,000 to $42,000) in total closing costs.
Your closing costs fall at the low end if you are buying a straightforward resale home under €1 million with no management company complications, but they climb toward the high end if the property is expensive, newly built with VAT considerations, or requires extra legal checks for issues like boundary disputes or apartment service charges.
What's the usual total % of fees and taxes over the purchase price in Ireland?
For a typical foreign individual buyer purchasing residential property in Ireland, the usual total percentage of fees and taxes over the purchase price falls between 2% and 4% for properties valued under €1 million.
The realistic range that covers most standard property transactions in Ireland stretches from about 1.5% at the lean end (for simple cash purchases of resale homes) up to 6% to 8% for higher-value or more complex deals involving new builds, apartments with management companies, or properties triggering higher Stamp Duty tiers.
Within that total, government taxes like Stamp Duty typically account for 1% to 2% of the price for most purchases, while professional service fees including solicitors, searches, and registration make up the remaining 1% to 2%, though the balance shifts depending on property value and complexity.
By the way, you will find much more detailed data in our property pack covering the real estate market in Ireland.
What costs are always mandatory when buying in Ireland in 2026?
As of early 2026, the mandatory costs when buying property in Ireland include Stamp Duty (which you must pay to Revenue within 44 days of signing), solicitor or conveyancing fees plus 23% VAT on those legal services, and Land Registry fees to register your ownership.
Optional but highly recommended costs include a pre-purchase survey or engineer's report (especially important for older Irish homes that may have issues like damp or structural problems), an independent property valuation, translation services if you are not comfortable signing legal documents in English, and professional tax advice if you plan to rent out the property or eventually sell it.
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What taxes do I pay when buying a property in Ireland in 2026?
What is the property transfer tax rate in Ireland in 2026?
As of early 2026, the property transfer tax in Ireland is called Stamp Duty and is charged at 1% on the first €1 million of the purchase price, 2% on the portion between €1 million and €1.5 million, and 6% on any amount above €1.5 million for residential property.
There are no extra transfer taxes specifically for foreigners buying property in Ireland, so you pay the same Stamp Duty rates as Irish residents, though you may face additional administrative friction such as stricter anti-money laundering checks from banks and solicitors.
Most resale residential purchases in Ireland do not involve VAT as a separate charge, but some new-build properties include VAT (typically 13.5% or the reduced 9% rate for qualifying apartments under Budget 2026 measures), and in these cases your Stamp Duty is calculated on the VAT-exclusive price rather than the total amount you pay.
You must pay Stamp Duty within 44 days of executing the deed of transfer, and your solicitor typically handles this payment to Revenue on your behalf at the same time you pay the balance of the purchase price and their fees.
Are there tax exemptions or reduced rates for first-time buyers in Ireland?
In Ireland, first-time buyer support comes mainly through schemes like Help to Buy (which provides a tax rebate toward your deposit on qualifying new homes) rather than through automatic Stamp Duty exemptions, so most first-time buyers still pay the standard 1% Stamp Duty rate on their purchase.
If you buy property through a company instead of as an individual, the Stamp Duty rates on the property itself remain the same, but you face different rules for rental income taxation (corporation tax instead of income tax) and additional compliance requirements like company accounting and annual filings.
There is a meaningful tax difference between new-build and resale properties in Ireland because new builds often include VAT in the price, which means your Stamp Duty is calculated on the lower VAT-exclusive amount, potentially saving you money compared to buying a resale home at the same total price.
To qualify for Help to Buy, first-time buyers in Ireland must purchase or self-build a new property as their principal residence, take out a mortgage of at least 70% of the purchase price, and meet income and property value limits set by Revenue.
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.
Which professional fees will I pay as a buyer in Ireland in 2026?
How much does a notary or conveyancing lawyer cost in Ireland in 2026?
As of early 2026, solicitor fees for buying a residential property in Ireland typically range from €1,200 to €3,000 (about $1,260 to $3,150 or £1,000 to £2,500) for the professional fee alone, plus 23% VAT and additional outlays for searches and registration, bringing total legal costs to roughly €2,500 to €4,000 for a standard purchase.
Most Irish solicitors charge a flat fee for straightforward residential conveyancing rather than a percentage of the property price, though some may quote percentage-based fees around 1% to 1.5% for more complex transactions or higher-value properties.
Translation services for foreign buyers who need documents translated into their native language typically cost €150 to €300 (about $160 to $315) for a small document pack, while hiring an interpreter for a signing meeting can cost €250 to €600 (roughly $260 to $630) depending on duration and language.
A tax advisor is not mandatory for simple owner-occupier purchases, but if you plan to rent out the property or buy through a company, you should budget €300 to €800 (about $315 to $840) for a one-off consultation or €800 to €2,000 for ongoing compliance support.
We have a whole part dedicated to these topics in our our real estate pack about Ireland.
What's the typical real estate agent fee in Ireland in 2026?
As of early 2026, the typical real estate agent fee in Ireland ranges from 1% to 2% of the sale price plus VAT, but this fee is almost always paid by the seller rather than the buyer.
In Ireland, the seller pays the estate agent's commission as part of their selling costs, so as a buyer you generally do not owe any agent fee unless you specifically hire a buyer's agent or search service to help you find properties.
The realistic range for agent fees in Ireland runs from about 1% plus VAT for competitive urban markets like Dublin up to 2% to 3% plus VAT in rural areas or for properties that are harder to sell, though again these costs fall on the seller's side of the transaction.
How much do legal checks cost (title, liens, permits) in Ireland?
Legal checks in Ireland including title searches, planning searches, and judgment searches typically cost €200 to €600 (about $210 to $630 or £170 to £500) in total outlays, which your solicitor will add to your bill alongside their professional fee.
If you need a mortgage, your lender will require a property valuation that typically costs €150 to €300 (roughly $160 to $315), and this is usually arranged through the bank's panel of approved valuers.
The most critical legal check you should never skip in Ireland is the title search and investigation, as this confirms the seller actually owns the property free of liens, charges, or disputes that could affect your ownership rights.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Ireland.
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What hidden or surprise costs should I watch for in Ireland right now?
What are the most common unexpected fees buyers discover in Ireland?
The most common unexpected fees buyers discover in Ireland include annual apartment service charges and sinking fund contributions (which can range from €1,500 to €5,000 or more per year), special levies for building repairs in multi-unit developments, and survey findings that reveal costly problems like damp, defective blocks, or fire safety issues.
In Ireland, you could inherit problems if the seller has unpaid service charge arrears on an apartment or if there are planned special levies for major building works, so your solicitor should verify these liabilities are cleared or accounted for before closing.
Property scams do occur in Ireland, with common red flags including requests to pay "reservation fees" to personal bank accounts, pressure to transfer money before seeing proper title documentation, and fake "landlord abroad" stories designed to collect deposits for properties the scammer does not own.
Fees that are often not disclosed upfront include the full apartment service charge breakdown (which you may not see until you request the management company's accounts), the true cost of fixing issues found in your survey, and extra legal work if there are complications with boundaries, rights of way, or management company compliance.
In our property pack covering the property buying process in Ireland, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Ireland?
If you buy a property with a sitting tenant in Ireland, you may face extra solicitor fees of €200 to €500 (about $210 to $525) for the additional legal work involved in reviewing the tenancy agreement, verifying RTB registration, and ensuring proper transfer of the landlord obligations.
When you purchase a tenanted property in Ireland, you inherit all the landlord's legal obligations under the Residential Tenancies Act, including respecting the tenant's security of tenure, maintaining the property to required standards, and registering the tenancy with the Residential Tenancies Board within one month.
You cannot simply terminate an existing lease immediately after purchase in Ireland because tenants have strong protections under Irish law, and you would need a valid legal ground for ending the tenancy such as wanting to live in the property yourself, which requires giving proper notice periods that can extend to several years depending on how long the tenant has lived there.
A sitting tenant typically reduces the property's market value in Ireland by 10% to 20% because many buyers want vacant possession, but this discount can work in your favor if you are purchasing as an investment and want immediate rental income.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out 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.
Which fees are negotiable, and who really pays what in Ireland?
Which closing costs are negotiable in Ireland right now?
The closing costs that are negotiable in Ireland include the solicitor's professional fee (which you should always get as a fixed-price quote and can shop around for), the scope and cost of your pre-purchase survey, and sometimes mortgage arrangement fees if you compare different lenders.
Closing costs that are fixed by law and cannot be negotiated include Stamp Duty rates set by Revenue, Land Registry registration fees charged by the Property Registration Authority, and the 23% VAT rate on professional services.
Buyers in Ireland can realistically achieve savings of €200 to €500 on solicitor fees by comparing quotes from multiple firms, and you may negotiate survey scope reductions of €100 to €200 if you choose a basic inspection over a comprehensive building survey.
Can I ask the seller to cover some closing costs in Ireland?
In Ireland, you can ask the seller to cover some closing costs, but this is uncommon and sellers are unlikely to agree in the current competitive market where many properties sell above the asking price.
The specific closing costs sellers are most commonly willing to help with in Ireland are not the fees themselves but rather price reductions or credits for repairs identified during the survey, which effectively puts money back in your pocket for addressing issues after purchase.
Sellers become more willing to cover closing costs or accept below-asking offers in Ireland when the property has been on the market for a long time, needs significant repairs, is located in a less desirable area, or when overall market conditions shift in favor of buyers rather than sellers.
Is price bargaining common in Ireland in 2026?
As of early 2026, price bargaining in Ireland is common but often results in buyers paying at or above the asking price in high-demand areas like Dublin, Cork, and Galway, where housing supply remains tight and competition among buyers is strong.
In the current Irish market, many successful buyers end up paying 0% to 10% above the asking price for desirable properties, though you may achieve discounts of 5% to 10% below asking for properties that need work, are overpriced, or sit in areas with weaker demand.
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What monthly, quarterly or annual costs will I pay as an owner in Ireland?
What's the realistic monthly owner budget in Ireland right now?
The realistic monthly owner budget in Ireland (excluding your mortgage payment) ranges from €150 to €350 (about $160 to $370) for a house, or €250 to €600 (roughly $260 to $630) for an apartment once you include service charges and sinking fund contributions.
The main recurring expense categories that make up this monthly budget in Ireland are Local Property Tax (paid annually but works out to €20 to €80 per month for most homes), home insurance (€30 to €80 per month equivalent), maintenance reserves, and for apartments the management company service charge plus sinking fund.
The realistic low-to-high range for monthly owner costs in Ireland depends heavily on property type, with a modest rural house potentially costing just €100 to €150 per month (about $105 to $160) while a large Dublin apartment in a building with amenities like a gym or concierge could run €500 to €800 per month (roughly $525 to $840) in combined charges.
The monthly cost that tends to vary the most in Ireland is the apartment service charge, which depends on the building's age, the number of shared amenities, the quality of management, and whether the sinking fund is adequately funded or requires special levies for major repairs.
You can see how this budget affect your gross and rental yields in Ireland here.
What is the annual property tax amount in Ireland in 2026?
As of early 2026, the annual property tax in Ireland (called Local Property Tax or LPT) ranges from roughly €90 for homes valued up to €240,000 to around €1,140 for homes valued at €1 million (about $95 to $1,200 or £75 to £950), with the exact amount depending on your property's valuation band and any local authority adjustment.
The realistic low-to-high range for annual property taxes in Ireland stretches from under €100 (about $105) for modest properties in the lowest valuation band up to several thousand euros for high-value homes, since properties worth over €2.1 million are taxed on their actual market value rather than a band midpoint.
Local Property Tax in Ireland is calculated based on which valuation band your property falls into (there are 19 bands from €1 to €2.1 million), with a base rate of 0.0906% applied to band midpoints, and local councils can adjust this rate up or down by up to 25% from 2026 onwards.
Exemptions and reductions are available in Ireland for properties damaged by pyrite or defective concrete blocks, for certain permanently incapacitated individuals, and deferrals may be possible for people on low incomes who cannot afford to pay, though the deferred amount remains as a charge against the property.
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.
If I rent it out, what extra taxes and fees apply in Ireland in 2026?
What tax rate applies to rental income in Ireland in 2026?
As of early 2026, rental income in Ireland is taxed as regular income at either 20% (standard rate) on the first €42,000 of taxable income or 40% (higher rate) on income above that threshold, plus Universal Social Charge of up to 8% and PRSI of 4.2%, which can push your effective tax rate on rental profits above 50%.
Irish landlords can deduct a wide range of expenses from rental income before calculating tax, including 100% of mortgage interest (if the tenancy is registered with the RTB), repairs and maintenance, insurance, letting agent fees, accountancy costs, and Local Property Tax.
After claiming all allowable deductions, the realistic effective tax rate for typical landlords in Ireland ranges from 20% to 25% for those in the standard rate band up to 48% to 52% for higher earners, depending on their total income and how well they optimize their deductible expenses.
Foreign property owners pay the same rental income tax rates as Irish residents, but non-resident landlords face an immediate 20% withholding on their rental income (deducted by the tenant or a collection agent and paid to Revenue), which is credited against their final tax liability when they file their annual return.
Do I pay tax on short-term rentals in Ireland in 2026?
As of early 2026, short-term rental income from platforms like Airbnb is fully taxable in Ireland as regular income, and you must also register with the new Short-Term Letting Register managed by Fáilte Ireland, display your registration number on all listings, and comply with local planning rules.
Short-term rental income in Ireland is taxed in essentially the same way as long-term rental income, though short-term lets may also trigger PRSI obligations at 4.2% that would not apply to traditional long-term rentals, and you face additional compliance requirements under the registration regime that took effect in May 2026.
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If I sell later, what taxes and fees will I pay in Ireland in 2026?
What's the total cost of selling as a % of price in Ireland in 2026?
As of early 2026, the total cost of selling a property in Ireland (excluding Capital Gains Tax) typically ranges from 1.5% to 3.5% of the sale price, covering estate agent commission, solicitor fees, and other closing costs.
The realistic low-to-high percentage range for total selling costs in Ireland stretches from about 1% for a simple private sale without an agent up to 4% to 5% if you use a full-service estate agent at the higher end of commission rates plus need extra legal work for complications.
The specific cost categories that make up your total selling expenses in Ireland include estate agent commission (typically 1% to 2% plus VAT), solicitor fees for handling the sale (€1,000 to €2,000 plus VAT), Energy Performance Certificate renewal if needed, and potentially early mortgage repayment charges if you are breaking a fixed-rate loan.
The single largest contributor to selling expenses in Ireland is usually the estate agent's commission, which at 1.5% plus 23% VAT on a €400,000 property would amount to roughly €7,400, far exceeding the solicitor's fee or other costs.
What capital gains tax applies when selling in Ireland in 2026?
As of early 2026, Capital Gains Tax (CGT) in Ireland is charged at 33% on the profit you make when selling a property that is not your main home, calculated as the sale price minus your original purchase price and allowable costs like stamp duty, legal fees, and improvement expenditures.
The main exemption from Capital Gains Tax in Ireland is Principal Private Residence Relief, which means you pay no CGT if the property was your only or main home throughout the time you owned it, the grounds do not exceed one acre, and you did not use any part exclusively for business.
Foreigners do not pay a higher CGT rate than Irish residents, but non-resident sellers face a 15% withholding of the sale price by the buyer unless they obtain a CG50A clearance certificate from Revenue in advance, which can cause significant complications and delays if not planned for.
Your capital gain in Ireland is calculated by taking the sale price, subtracting your original purchase cost (including stamp duty and legal fees at acquisition), subtracting the cost of any capital improvements you made, subtracting selling costs like agent fees, and then deducting your annual €1,270 CGT-free allowance before applying the 33% rate to the remainder.
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 |
|---|---|---|
| Revenue Commissioners (Stamp Duty) | Ireland's official tax authority sets the rules you actually pay. | We used it to anchor what Stamp Duty is and when it applies. We then layered practical "what you'll pay" estimates on top of the Revenue rules. |
| Law Society of Ireland | The professional body for solicitors explains legal fee disclosures. | We used it to explain what you should expect from a solicitor in terms of fee transparency. We shaped the "what's mandatory vs negotiable" guidance around their rules. |
| Revenue Commissioners (Local Property Tax) | Revenue administers Ireland's annual property tax on all residential properties. | We used it to explain LPT valuation bands and calculate annual tax amounts. We converted band midpoints to realistic euro figures for different property values. |
| Society of Chartered Surveyors Ireland (SCSI) | Ireland's main professional body for property experts on apartment costs. | We used it to explain how apartment service charges work. We translated that into practical annual budgeting ranges for foreign buyers. |
| Residential Tenancies Board (RTB) | Ireland's statutory regulator for residential tenancies. | We used it to quantify landlord registration fees and explain tenant protections. We included RTB compliance as a real cost for rental investors. |
| Revenue Commissioners (NLWT) | Official rules for withholding on rent paid to non-resident landlords. | We used it to explain the 20% withholding mechanism affecting foreign landlords. We flagged the cashflow impact as a key consideration. |
| Revenue Commissioners (CG50A) | Revenue's page states when 15% must be withheld from sale proceeds. | We used it to describe the withholding risk that can hit sellers without clearance. We quantified the withholding at 15% of the price. |
| MyHome.ie/Bank of Ireland Property Report | Published market report with major bank partnership on Irish property trends. | We used it to quantify how often homes sell above asking price. We set realistic negotiation expectations for Ireland in early 2026. |
| Central Statistics Office (CSO) | Ireland's official statistics agency for economic data. | We used it as a market reality check when discussing negotiation dynamics. We cross-referenced price trends to validate tight market conditions. |
| Citizens Information | Irish government-backed service explaining rights and procedures. | We used it to confirm the buying process and who pays what. We verified fee structures against their consumer guidance. |
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