Plan the Money — Build Cost, Contingency, VAT and Self-Build Mortgages
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When this matters most
You're still pre-build and shaping the budget envelope. Or you're already building and need to plan drawdowns.
When this doesn't apply
Build is finished. You have the keys.
Frequently asked questions
What is the average self build cost per m² in Ireland in 2026?
€2,500–€3,800/m² (SCSI TPI Q1 2026). For A-rated fabric-first design: €2,800–€3,800. For standard: €2,500–€3,200.
Can I claim back VAT on a self build?
Partially. If you are VAT-registered you can reclaim most VAT. If not, VAT applies to materials at 23% and to labour at 13.5%. About 80% of self-builders cannot recover VAT in full.
What is Help-to-Build?
A Government of Ireland scheme giving €30,000 toward the deposit (10% of construction or €300,000 max), available since April 2025. Subject to income and property price caps.
How does a self-build mortgage work?
You borrow against land + build, but draw down the build portion in stages: foundation complete (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%). Most lenders won't release more than the value at each stage.
What is contingency and how much do I need?
A 10% contingency is the minimum. Covers the unforeseen: rotten steel in the foundation (yes, this happens), upgrade costs, soil surprises, VAT miscalculations. 15% is safer.
Sources
SCSI (Society of Chartered Surveyors Ireland), Tender Price Index Q1 2026. https://www.scsi.ie/
Department of Housing, Local Government and Heritage, Help-to-Buy (HTB) and Help-to-Build scheme details. https://www.gov.ie/help-to-buy/
Revenue Commissioners, VAT on residential property. https://www.revenue.ie/
Frequently asked questions
What is the average self build cost per m² in Ireland in 2026?
€2,500–€3,800/m² (SCSI TPI Q1 2026). For A-rated fabric-first design: €2,800–€3,800. For standard: €2,500–€3,200.
Can I claim back VAT on a self build?
Partially. If you are VAT-registered you can reclaim most VAT. If not, VAT applies to materials at 23% and to labour at 13.5%. About 80% of self-builders cannot recover VAT in full.
What is Help-to-Build?
A Government of Ireland scheme giving €30,000 toward the deposit (10% of construction or €300,000 max), available since April 2025. Subject to income and property price caps.
How does a self-build mortgage work?
You borrow against land + build, but draw down the build portion in stages: foundation complete (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%). Most lenders won't release more than the value at each stage.
What is contingency and how much do I need?
A 10% contingency is the minimum. Covers the unforeseen: rotten steel in the foundation (yes, this happens), upgrade costs, soil surprises, VAT miscalculations. 15% is safer.
Related guides
- Contingency Budget for a Self-Build in Ireland — Why 10% Is the Minimum and 15% Is Safer
- First Home Scheme in Ireland — Equity Share for New Builds, Eligibility, and the Catch
- Grants for Self-Build in Ireland 2026 — SEAI, Help-to-Build, and the Eligibility Trap
- Help-to-Build in Ireland 2026 — €30,000 Toward the Deposit, Income Caps, and How to Apply
- Hidden Costs of a Self-Build in Ireland — The 12 That Catch First-Timers
- Mortgage Interest During Build in Ireland — How It Works, What It Costs, and the Trap
- Quantity Surveyor for a Self-Build in Ireland — When to Hire One and What It Saves
- Self-Build Cashflow in Ireland — How the Money Flows Month by Month
- Self-Build Cost per m² in Ireland 2026 — Total Project Cost and the Line Items
- Self-Build Mortgage Step by Step in Ireland — Application to Final Drawdown
- Single-Storey vs Two-Storey Cost in Ireland — Which Is Cheaper, Which Is More Cost-Efficient
- Stage Payment Triggers in a Self-Build — What Each Drawdown Requires
- VAT on a Self-Build in Ireland — 13.5% Labour, 23% Materials, and the Sole Trader Route