When you plan to buy a house in Ireland, most people focus entirely on saving for the deposit. However, buying your first home involves far more expenses than just the initial down payment. Understanding the hidden costs of buying a property in Ireland is essential for avoiding financial surprises.
At Farrelly & Southern Estate Agents, we’ve helped countless people navigate the costs of buying a house in Maynooth, Kildare, Dublin, and Meath. This guide to buying property in Ireland will walk you through every expense involved in buying a house.
Understanding the Costs of Buying a Home in Ireland
The average house price in Ireland continues to climb, and while you might have your deposit sorted, the hidden costs of buying a house can add an extra 10-15% to your total budget. Many first-time buyers are caught off guard by these additional costs.
When buying a house in Ireland, the costs associated with the purchase go far beyond what you pay the seller. From legal fees to home insurance, stamp duty to conveyancing, there are numerous expenses you need to pay attention to.
The 7 Hidden Costs of Buying a House That Catch People Out
Stamp Duty and What First-Time Buyers Need to Know
Stamp duty is a tax that applies to residential properties in Ireland. The good news for first-time buyers is that if you’re buying a home valued under €1 million, you won’t need to pay stamp duty at all. This exemption can save you thousands of euros.
However, if you’re not a first-time buyer or purchasing a property over €1 million, stamp duty is charged at 1% on the first €1 million and 2% on any amount above that. Stamp duty is a tax collected by the government and must be paid within a specific timeframe after you complete the sale.
Legal Fees and the Cost of Your Solicitor
You need a solicitor to handle the legal aspects of buying property in Ireland. The conveyancing process involves title searches, contract reviews, liaising with the seller’s solicitor, and ensuring the legal transfer of ownership is completed correctly. Your solicitor will also handle Land Registry fees and other administrative costs.
Legal fees typically range from €1,500 to €3,000, depending on the complexity of your purchase and the property price. Remember that VAT at 23% applies to your solicitor fees. Some solicitors charge a flat fee, while others base their fees on a percentage of the house price.
On top of the solicitor’s professional fees, you’ll also need to pay for Land Registry searches and various other administrative costs. These additional costs can add another €500 to €1,000 to your legal costs. When comparing solicitor fees, make sure you shop around and ask for a full breakdown of costs in advance.
Home Insurance: Buildings and Contents Cover
If you’re taking out a mortgage in Ireland, your lender will require buildings insurance before they release the funds. The cost of home insurance varies depending on the market value of your home, its location, and the level of cover you choose.
Buildings insurance typically costs between €300 and €600 per year, while contents insurance adds another €150 to €400 annually. The cost of home insurance for older homes might be higher, and homes valued at the higher end of the market will naturally cost more to insure.
Get quotes early so you know exactly how much you can expect to pay, and shop around between different providers. The difference in premiums can be significant, and switching could help you save hundreds of euros.
Mortgage Protection Insurance is Mandatory
One cost that surprises many people is mortgage protection insurance. This is a legal requirement in Ireland for anyone taking out a home loan on their primary residence. The policy ensures that if you die during the mortgage term, the outstanding balance will be paid off.
The cost of mortgage protection insurance depends on your age, health status, the size of your mortgage, and the length of your mortgage term. On average, expect to pay between €20 and €60 per month. While this might seem like an extra burden, it provides essential protection for your family.
Valuation Fee and Property Surveys
Your mortgage lender will require a valuation of the property before approving your home loan. This valuation ensures the property price aligns with the market value. The valuation fee typically costs between €150 and €250 and is usually paid upfront.
However, a lender’s valuation is basic. We strongly recommend investing in a full structural survey, particularly for older homes or any home that might have hidden defects or structural issues. A comprehensive survey costs between €500 and €800, but can save you from buying a home with serious problems.
For a new build, many of these concerns are reduced. However, for older homes, a thorough inspection is money well spent and allows you to negotiate the sale price or walk away if problems are too severe.
Local Property Tax (LPT)
The Local Property Tax, or LPT, is an annual charge on residential properties in Ireland. As soon as you become the owner, you need to pay LPT based on the market value of your home.
For homes valued between €200,000 and €262,500, you’ll pay approximately €225 per year. For properties valued between €350,000 and €437,500, expect to pay around €450 annually. The LPT for homes valued at the upper end can reach over €1,700 per year.
Moving Costs and Setting Up Your New Home
Once you complete the purchase, you still need to move into your new home. Professional removal companies charge between €400 and €1,200, depending on how much furniture you have and the distance involved. If you’re moving from a rental property, you might have less to move, but buying a new home often means purchasing additional furniture and appliances.
Beyond the move itself, there are home costs for getting connected. You’ll need to set up electricity, gas, broadband, and waste collection services. Some utility companies charge connection fees, and you might need to pay deposits. Budget at least €500 to €1,000 for these home-buying setup costs.
Additional Costs Associated with Buying a Home
If you’re buying an apartment, you may need to pay management fees to cover maintenance of common areas and shared facilities. These management fees typically range from €800 to €2,000 annually, depending on the development.
For those purchasing a new build, the Help to Buy scheme provides tax relief up to €30,000, which helps cover the cost of these hidden expenses.
How to Calculate the Total Costs of Buying a House
If you’re buying your first home in Maynooth for €400,000, the costs involved in buying a house look like this:
Your deposit as a first-time buyer is €40,000 (10% of the purchase price). But the costs associated with buying a home add up quickly. You need a solicitor at around €2,500, including VAT. Add €800 for surveys and valuation. Stamp duty costs you nothing as a first-time buyer.
Home insurance runs about €600 for the first year, mortgage protection insurance adds €400 annually, and you need to pay Local Property Tax of approximately €450. Moving costs and utilities total around €1,500. Factor in €2,000 for immediate repairs or modifications.
In total, the costs for buying a house beyond your deposit come to roughly €8,250 to €10,000. This means you need savings of about €50,000 total, not just the €40,000 deposit.
How Much You Can Save by Planning Ahead
Understanding costs you may encounter helps you budget properly. Shop around for services and don’t accept the first quote from a solicitor or insurance provider. The differences in pricing can help you save several hundred euros.
Check what your lender offers. Some lenders with the Bank of Ireland or other major banks waive certain charges during promotional periods. For those buying a new property, explore the Help to Buy scheme thoroughly. The Central Bank of Ireland sets rules about how much you can borrow relative to the value of your property and your income, so understanding these limits helps you plan realistically.
Why First-Time Buyers Should Work with Farrelly & Southern
When buying your first home, professional guidance makes an enormous difference. At Farrelly & Southern Estate Agents, we help people buying property in Ireland navigate the entire process. We explain every cost involved, connect you with trusted solicitors and surveyors, and ensure you understand what you’re getting into.
We know the property market in Maynooth, Kildare, Dublin, and Meath inside out. We can advise you on the market value of your home, help you understand whether the sale price is fair, and negotiate on your behalf. The hidden expenses involved in buying a house don’t need to catch you off guard.
Ready to Buy a Home in Ireland?
If you’re buying your first property and want to understand all the costs associated with your purchase, contact us today. Whether you’re ready to start viewing or still calculating how much you need to save, we’re here to help.
Call us on 01 651 7000, visit our office at Suva House, Main Street, Maynooth, Co. Kildare, or email rebecca@farrellysouthern.ie.
For more information, explore our guides on capital gains tax, the cost to sell a house in Ireland, and what the First Home Scheme is.
