Plan beyond the deposit
The true cost of buying a house in Ireland
The deposit is usually the biggest upfront cost, but it isn't the only one. Here's a practical look at the other expenses to allow for, using a €400,000 home as an example.
Our worked example: €400,000 home
This illustration assumes a first-time buyer purchasing a home to live in, with a 10% deposit and no Help to Buy deduction. Your own costs will depend on your lender, solicitor, property and circumstances.
€40,000
€360,000
1. Stamp duty — €4,000
For a residential property costing €400,000, the standard stamp duty rate is 1%, giving an estimated bill of €4,000. Stamp duty is a tax on the purchase and your solicitor normally arranges payment and filing after completion. Check the current Revenue rules, especially if the property or transaction has unusual features.
2. Solicitor and conveyancing fees
Your solicitor handles the legal work: reviewing contracts, checking title, raising queries, dealing with your lender and completing the purchase. Ask for a written quote that separates professional fees, VAT, outlays and registration costs. For planning only, you might set aside around €1,500–€2,500 or more for the solicitor's professional fee and VAT, but quotes vary considerably.
3. Property and mortgage registration
There are Land Registry or Registry of Deeds fees, and usually a fee for registering the mortgage. These are outlays rather than the solicitor's own fee. The amount depends on the property and the registrations required. Ask your solicitor for an itemised estimate rather than relying on a general figure.
4. Bank valuation
Your lender will generally require a valuation for mortgage purposes. This is not the same as a detailed structural survey. Allow roughly €150–€250 as a planning estimate, but check the lender's current panel and fee.
5. Structural survey
A survey can help identify defects or issues that may not be obvious during a viewing. The price depends on the property type, size, age and level of inspection. As a broad budgeting guide, allow around €400–€700, and get a quote from a suitably qualified surveyor. A new-build snagging inspection is a separate service.
6. Mortgage protection and home insurance
Most mortgage lenders require mortgage protection (life cover) unless an exemption applies. You will also generally need buildings insurance in place in line with your lender's requirements. These are ongoing premiums, not one-off purchase taxes. Costs depend on age, health, cover, property and insurer, so get quotes early. Contents insurance is also worth considering.
7. Moving and getting settled
Don't forget the practical costs: a van or removal company, packing materials, cleaning, changing locks if appropriate, broadband installation, appliances, curtains, furniture and the first grocery shop. These can add up quickly. Set a realistic moving-in budget and prioritise essentials.
So how much should you have beyond the deposit?
For the €400,000 example, the following is a planning illustration, not a quote or a guaranteed total:
| Cost | Illustrative amount |
|---|---|
| Stamp duty (1%) | €4,000 |
| Solicitor fee and VAT allowance | €1,500–€2,500 |
| Valuation | €150–€250 |
| Structural survey | €400–€700 |
| Registration and other legal outlays | Get an itemised quote |
| Moving and initial setup | €500–€1,500+ (depends on what you need) |
Using only the figures above, the identifiable additional costs come to roughly €6,550–€8,950, before registration outlays, insurance, mortgage protection, furniture and any other property-specific costs. It is sensible to keep a separate contingency rather than using every euro of savings at closing.
What if you qualify for Help to Buy?
Help to Buy may help eligible first-time buyers of qualifying new-build homes or self-builds. It is not an extra cash grant for every buyer, and eligibility and the amount depend on Revenue's rules and your tax paid. If you qualify, it may contribute towards the deposit, but it does not remove stamp duty, legal fees or moving costs. Read our Help to Buy guide and check the latest details directly with Revenue.
Simple ways to avoid surprises
- Ask your solicitor for a full written breakdown of fees and outlays.
- Ask your lender which valuation and insurance requirements apply.
- Get survey and insurance quotes before you need them.
- Keep moving, furniture and repair money separate from your deposit.
- Keep a cash buffer for unexpected costs after you get the keys.
Useful official information
HomeReady provides general information, not legal, tax, surveying, insurance or mortgage advice. Figures in this example are estimates for budgeting, not current supplier quotations. Confirm rates, fees and eligibility with the relevant professional or official source before making a decision.