Real Builds — Six Irish Self-Builds, Their Numbers and Their Gotchas
On this page
Real numbers: 180 m² budget build, €350k; coastal passive house, €780k; multi-gen retrofit, €620k.
When this matters most
You want to know what real self-builds cost and where they go wrong. Stage 18 sits here as the empirical reference for every other stage.
When this doesn't apply
You're already on site. You're in stages 5–17.
Frequently asked questions
How much does a budget self-build cost?
€350k–€450k for a 130–165 m² single-storey on a serviced site with direct labour. Real floor: €380k minimum in 2026 outside Dublin.
How much does a passive house cost?
Typically 20–40% more than standard. €700k–€900k for a 180–220 m² coastal Passive House.
What's the most expensive self-build stage?
The site-specific cost (slope, long connection runs, septic, access). On three of these case studies, site works doubled the original 10% allowance.
What's the cheapest self-build stage?
Stages where you can direct labour: foundation, framing, landscaping. Saving varies but typically €20,000–€80,000 across these six builds.
Sources
SCSI, Construction Cost Database 2024. https://www.scsi.ie/
SEAI, BER Database (public). https://ndber.seai.ie/
Self-Build Hub case studies (anonymised; full versions on request). https://planningpermissionireland.ie/self-build-hub/
Frequently asked questions
How much does a budget self-build cost?
€350k–€450k for a 130–165 m² single-storey on a serviced site with direct labour. Real floor: €380k minimum in 2026 outside Dublin.
How much does a passive house cost?
Typically 20–40% more than standard. €700k–€900k for a 180–220 m² coastal Passive House.
What's the most expensive self-build stage?
The site-specific cost (slope, long connection runs, septic, access). On three of these case studies, site works doubled the original 10% allowance.
What's the cheapest self-build stage?
Stages where you can direct labour: foundation, framing, landscaping. Saving varies but typically €20,000–€80,000 across these six builds.
When this matters most
You want to know what real self-builds cost and where they go wrong. Stage 18 sits here as the empirical reference for every other stage.
When this doesn't apply
You're already on site. You're in stages 5–17.
Briefs in this stage
6 in-depth answers for this stage of the build. Pick the one that matches your question.
1970s Bungalow Retrofit in Ireland — A 142 m² Wexford Build, the Numbers and the Gotchas
1970s bungalow retrofit (Co. Wexford, 142 m² existing + 28 m² extension, 2025): €310,000, direct labour. SEAI deep retrofit scheme.
1970s bungalow retrofit IrelandRead brief →
A-Rated ICF Self-Build in Ireland — A 210 m² Wicklow Build, the Numbers and the Gotchas
A-rated ICF on a slope (Co. Wicklow, 210 m², 2024): €610,000 build, main contractor. Site works doubled the original 10% allowance.
A rated ICF self build IrelandRead brief →
Coastal Passive House in Ireland — A 195 m² Cork Build, the Numbers and the Gotchas
Coastal Passive House (Co. Cork, 195 m², 2025): €780,000 build, main contractor + PH designer. The most expensive build in the case studies.
coastal passive house IrelandRead brief →
Multi-Generational Self-Build in Ireland — A 245 m² Galway Build, the Numbers and the Gotchas
Multi-generational (Co. Galway, 245 m², 2023): €640,000 build, main contractor. Two self-contained units under one roof.
multi-generational self build IrelandRead brief →
Rural Bungalow Self-Build in Ireland — A 165 m² Westmeath Build, the Numbers and the Gotchas
Rural bungalow (Co. Westmeath, 165 m², 2023): €385,000 build, direct labour. Site access, water/wastewater, and labour reliability were the gotchas.
rural bungalow self build IrelandRead brief →
Urban Infill Self-Build in Dublin — A 132 m² Dublin 6 Build, the Numbers and the Gotchas
Urban infill (Dublin 6, 132 m², 2024): €420,000 build, hybrid (direct labour + main contractor). Site was the gotcha — tight access.
urban infill self build DublinRead brief →
Where to go next
Watch out for
Common mistakes, hidden costs, gotchas.
- 1970s Bungalow Retrofit in Ireland — A 142 m² Wexford Build, the Numbers and the Gotchas →
- A-Rated ICF Self-Build in Ireland — A 210 m² Wicklow Build, the Numbers and the Gotchas →
- Coastal Passive House in Ireland — A 195 m² Cork Build, the Numbers and the Gotchas →
- Multi-Generational Self-Build in Ireland — A 245 m² Galway Build, the Numbers and the Gotchas →
- Rural Bungalow Self-Build in Ireland — A 165 m² Westmeath Build, the Numbers and the Gotchas →
- Urban Infill Self-Build in Dublin — A 132 m² Dublin 6 Build, the Numbers and the Gotchas →