Real Builds — Six Irish Self-Builds, Their Numbers and Their Gotchas
On this page
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.
Related guides
- 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