Buying a new-build home in Ireland: a step-by-step guide

A new-build can be exciting: fresh finishes, modern energy efficiency and the chance to move into a home nobody has lived in before. But the process has a few extra steps compared with buying an existing property. Here's what to expect, in plain English.

1. Work out your budget before you reserve

Start with the full cost of buying, not just the advertised price. Check how much deposit you need, what your lender may offer and how much cash you will need for stamp duty, legal work, valuation, survey, insurance, moving and furnishing.

If you're considering Help to Buy or another scheme, check the current Revenue rules and eligibility before relying on it in your budget. A scheme may have conditions about the property, the mortgage, the contract date and how the funds are used.

Use the HomeReady mortgage resources and our guide to the costs of buying a house to start planning.

2. Research the development and the property

Visit the location at different times if you can. Think about your commute, public transport, schools, shops, parking, local services and any future development nearby. Ask the selling agent or developer what is included in the advertised price and what is an optional extra.

• Ask for the house type, floor plan, site layout and specification.
• Check the expected build and handover timeframe, and how updates will be provided.
• Ask which appliances, flooring, wardrobes, landscaping and boundary treatments are included.
• Clarify whether the property is freehold or leasehold and whether a management company applies.
• Ask about communal areas, roads, footpaths, lighting, open spaces and who will maintain them.
• Check the expected BER and what heating, hot-water and ventilation systems are planned.

3. Understand the reservation process

If you decide to proceed, you may be asked to pay a booking or reservation deposit. Before paying, ask for the reservation terms in writing. Confirm the amount, who holds it, whether it is refundable, what happens if your mortgage or legal checks do not proceed, and any deadline for signing contracts.

Do not assume a reservation means the property is legally yours. Ask your solicitor to review the paperwork and explain what commitments you are making.

4. Instruct a solicitor early

Choose a solicitor experienced in residential conveyancing and, ideally, new-build purchases. Send them the reservation documents and the details of the property. They will investigate title, review the contract and raise legal enquiries with the developer's solicitor.

Ask your solicitor to explain any special conditions, completion provisions, anticipated closing arrangements, what happens if construction is delayed, and whether any management-company or estate arrangements affect you. Don't feel awkward about asking them to explain unfamiliar terms.

See our questions to ask your solicitor guide.

5. Keep your mortgage moving

Make sure your lender knows the property is a new-build and provide any documents they request. Your lender may need a valuation, updated payslips or bank statements, confirmation of your deposit and other checks before issuing a formal loan offer or allowing drawdown.

Approval in principle is not the same as an unconditional loan offer. Keep your finances stable, tell your lender or broker about any material changes and avoid taking on new credit without checking how it could affect your application.

Read our mortgage approval guide for the stages from application to drawdown.

6. Understand the build, timeline and changes

Ask how construction progress will be communicated and who your point of contact is. If you want to make changes or choose finishes, get the options, costs and deadlines in writing. Confirm whether a requested change affects the completion date or the agreed specification.

Build dates can move because of weather, materials, utilities, inspections or other factors. Avoid making irreversible moving arrangements until your solicitor and the developer can give you a reliable completion picture.

7. Arrange an independent snagging inspection

A snagging inspection is a detailed check for visible defects, unfinished work or items that may not match the agreed specification. Consider using an experienced independent snagging professional and ask what their inspection covers, when it should happen and how findings will be reported.

A snagging inspection is not a guarantee that there are no hidden defects, nor is it a substitute for legal or compliance checks. Keep a clear written list, identify each item by room or location, take photographs and send the report through the developer's stated process. Keep copies of correspondence and responses.

8. Get ready for handover and closing

Before completion, your solicitor and lender will coordinate the legal and mortgage steps. Check what must be in place before funds can be drawn down, including any insurance requirements. Confirm the completion arrangements, the amount due and how keys will be released.

At the handover, ask for demonstrations of heating, hot water and ventilation controls. Locate the stopcock, fuse board and meters. Collect keys, fobs, appliance manuals, warranties, BER documents and aftercare contact details. Record any outstanding items and agree how they will be followed up.

9. Once you've moved in

Take meter readings where relevant, set up utilities and broadband, register for services and keep all manuals and certificates together. Follow the maintenance guidance for heating, ventilation and appliances. Report defects promptly using the developer's aftercare process and keep a dated record.

Questions worth asking the developer

• What exactly is included in the price and what costs extra?
• What is the current estimated completion date and how will changes be communicated?
• What is the reservation deposit policy and when could it be refunded?
• What is the process for choosing finishes or requesting changes?
• Who arranges and pays for connections to utilities and services?
• What documents will be provided at handover?
• How do I report snags and aftercare issues, and what response times should I expect?
• Are there management fees, shared areas or estate obligations?

Useful official resources

• CCPC: Buying a home
• Revenue: Stamp duty
• SEAI: Building Energy Rating (BER)
• Citizens Information: Buying a home

Your next steps

Start with your budget, get your solicitor involved early, ask for every important detail in writing and give yourself time to understand the paperwork. A new-build purchase has plenty of moving parts, but taking it one step at a time makes it much easier to manage.

Last reviewed: November 2026. HomeReady is an independent information resource and is not affiliated with a developer, lender or government body. Rules, schemes and processes can change; check current official guidance and get advice for your circumstances.