Ireland (IE)
Ireland is a parliamentary republic and island nation on the western edge of Europe — the only English-speaking country in the Eurozone — celebrated for its warmly welcoming culture and legendary pub life, dramatic Wild Atlantic Way coastline and emerald green rolling countryside, a remarkable literary tradition from Joyce to Beckett, and its role as the European headquarters for the world's leading technology companies including Google, Apple, Meta, Microsoft, and LinkedIn.
Buying Property in Ireland
The full buying process, transaction costs, mortgage, and legal requirements.
The Irish property market is highly competitive and expensive — Dublin is consistently ranked among Europe's most expensive cities for property. Average Dublin house prices exceed €450,000 in 2026; nationally the average is approximately €340,000. A solicitor is absolutely essential and legally required for all property transactions in Ireland. The Irish property market recovered strongly from the 2008 crisis and prices have risen consistently since 2012. Housing supply remains severely constrained relative to demand, particularly in Dublin and other major cities.
Rent vs. Buy
Buying in Ireland is generally financially advantageous over renting for those planning to stay 5+ years, given the rental crisis pushing rents to extremely high levels. However, entry barriers are significant: deposit requirements (minimum 10% for first-time buyers, though 20% is more comfortable to get mortgage approval), stamp duty, legal fees, and surveyor costs add up to approximately 3–5% of purchase price on top of the deposit. The Help to Buy scheme (for first-time buyers of new builds) can refund up to €30,000 in income tax paid.
Buying Process — Step by Step
Get mortgage pre-approval
1–4 weeksContact banks (Bank of Ireland, AIB, Permanent TSB) or a mortgage broker for an Agreement in Principle (AIP). Lenders will assess: 3 months payslips, 6 months bank statements, employment letter, ID and address proof. The Central Bank mortgage rules limit borrowing to 4x gross income for first-time buyers (3.5x generally) with max 90% LTV for FTBs. AIP typically valid for 6–12 months.
Find a property
OngoingSearch on Daft.ie, MyHome.ie, and through estate agents. Most properties sell through estate agents — private sales are rare. Attend viewings and attend second viewings for serious interests.
Make an offer
1–4 weeksOffers are made verbally through the estate agent. Sealed bids (best and final offers) are common for desirable properties. Offers are typically 5–10% above asking price in competitive areas. Having mortgage pre-approval strengthens your offer.
Engage a solicitor
Day 1Engage a solicitor before making an offer if possible — they will conduct legal checks and draft the contract. Solicitors' fees are typically €1,000–€2,500 + VAT + outlays for a standard residential purchase.
Pay booking deposit
Day of acceptanceOnce your offer is accepted, pay a booking deposit (typically €5,000–€10,000) to the estate agent. This is refundable until contracts are exchanged. The estate agent removes the property from the market. Commission from the booking deposit is not payable — it is held in trust.
Formal mortgage application
1–3 weeksConvert your AIP to a full formal mortgage application with the lender. Requires: purchase price agreed, property address, fully completed application with all supporting documents.
Legal due diligence
4–12 weeksYour solicitor conducts: title search at the Property Registration Authority, planning searches, Land Registry search, checks for charges and incumbrances. Vendor's solicitor sends the contracts to your solicitor for review. This is the most time-consuming stage.
Property survey and valuation
1–2 weeksCommission a structural survey (building survey) by a chartered surveyor — typically €400–€800. The mortgage lender will also require their own valuation. Always do an independent survey regardless of property age. BER (Building Energy Rating) certificate must be provided by the seller.
Sign contracts and pay 10% deposit
1 week after due diligence completeOnce satisfied with surveys and legal searches, your solicitor advises signing contracts. Pay the balance of deposit (10% of purchase price less booking deposit) to vendor's solicitor in trust. Contracts are legally binding at this point.
Closing
4–8 weeks after contracts signedThe closing (completion) date is agreed — typically 4–8 weeks after contracts are signed. Mortgage funds are drawn down. Stamp duty and land registration are paid. Keys are handed over. Your solicitor registers the title at the Property Registration Authority.
Transaction Costs
| Cost Item | Amount | Notes |
|---|---|---|
| Stamp Duty | 1% of purchase price (up to €1,000,000); 2% on balance above €1,000,000 | Payable at completion. Paid by buyer. Non-residential property has different rates. |
| Solicitor's fees | €1,000–€2,500 + VAT + outlays | Negotiate upfront. Outlays include Land Registry fees, searches, and other third-party costs. |
| Structural survey | €400–€800 | Strongly recommended regardless of property age. Identify any structural, damp, or drainage issues before purchase. |
| Mortgage valuation | €150–€250 | Required by mortgage lender — separate from your own survey. |
| Land Registry fees | €400–€800 (typical residential) | Based on purchase price — scale fee paid to the Property Registration Authority. |
| Mortgage protection insurance | Approximately €200–€600/year | Legally required for residential mortgages. Shop independently — lender rates are not the best. |
| Buildings insurance | €400–€900/year | Required by mortgage lender. Must be in place at completion. |
| Home renovations/furnishing | Variable | Budget separately for immediate works or furnishing. |
The Notary — Mandatory for All Purchases
Ireland does not use notaries for conveyancing in the continental European sense. All property transactions are handled by solicitors (not notaries). Your solicitor conducts the legal due diligence, prepares contracts, handles funds, and registers the title at the Land Registry. The vendor and purchaser each have their own solicitor. Notarial services (for foreign document authentication) are provided by a notary public — a distinct role from a conveyancing solicitor.
Mortgage
Irish mortgage market: Bank of Ireland, AIB, and Permanent TSB are the main lenders. ICS Mortgages, Finance Ireland, and Avant Money (challenger lenders) provide additional competition. The Central Bank of Ireland mortgage rules (Macro Prudential Rules) set maximum loan-to-value and loan-to-income limits. Fixed rate mortgages of 3–5 years are currently the most popular structure. Indicative 2026 rates: standard variable approximately 4.15% (AIB/Bank of Ireland); fixed rates from approximately 3.0% (green mortgage for BER A1–B3 rated homes) to 4.5% (standard fixed); green mortgages offer discounted rates. Compare rates at bonkers.ie before choosing a lender.
First-time buyers (FTBs): minimum 10% deposit (but 20% is advantageous for better rates and more comfortable approval). Second and subsequent buyers: minimum 20%. Buy-to-let: minimum 30%. Self-build: different rules apply.
There are no restrictions on non-Irish nationals buying property in Ireland. EU citizens, non-EU residents with legal permission to reside, and even non-residents can buy Irish property. Non-residents will find it harder to obtain an Irish mortgage — most lenders require Irish tax residency or employment in Ireland. Some non-residents use overseas mortgages or equity to purchase cash.
Land Registry
The Property Registration Authority (PRA) maintains the Land Registry for all registered land (the vast majority of Irish property). Folio registration confirms ownership. Your solicitor registers the purchase post-completion. Land Registry fees are based on the purchase price. Access the Land Registry online at prai.ie. Some older rural properties may be unregistered (Registry of Deeds) — more complex conveyancing.
Taxes
Stamp Duty: 1% (up to €1M), 2% above €1M. Local Property Tax (LPT): annual tax on all residential property. Rate: approximately 0.18% of mid-value band (based on November 2021 valuations). Most properties in the €200,000–€400,000 band pay €200–€400/year LPT. LPT is payable from the year you become the owner. CGT (Capital Gains Tax) applies to investment properties and second homes on disposal — 33% on the gain.
New Build vs. Existing Property
New builds: lower stamp duty in some schemes; Help to Buy scheme applies (up to €30,000 income tax refund for FTBs); First Home Scheme (government equity stake for affordability). Often off-plans — risks of developer insolvency or delays. Existing properties: wider choice, established neighbourhoods, can view exactly what you buy; may need more renovation work.
Selling Property
To sell in Ireland: engage an estate agent (commission: 1–2% + VAT of sale price), appoint a solicitor, and obtain a BER (Building Energy Rating) certificate (mandatory for sale). The selling process mirrors buying from the other side. CGT at 33% on any gain if not a principal private residence. LPT must be up to date before sale can close.
Useful Links
Property Buying
Unlock the complete Property Buying guide for Ireland — including every detail, document, tip and link you need.
Become a SupporterSupport the guide on Ko-fi · Unlocks every premium section, everywhere