Self-Build Cashflow in Ireland — How the Money Flows Month by Month
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Self-build cashflow: deposit at month 0, build cost over 9–15 months, snag and final drawdown at months 12–18. Plan for €6k–€15k interest.
Self-build cashflow in Ireland: deposit at month 0 (10% of build, typically €25k–€60k on a €500k build), build cost over 9–15 months (stage payments tied to milestones), snag and final drawdown at months 12–18. Plan for €6k–€15k mortgage interest during the build (4.5% on drawn amount). Plus the 13.5% VAT you can't reclaim immediately (until the next VAT return). Most self-builders underestimate the cashflow. Keep 3 months of build costs in reserve as a cash buffer. The biggest cashflow spike is the second-fix period (months 9–12), when kitchen, bathrooms, and flooring all hit together.
When this matters most
You're planning the cashflow for the build.
When this doesn't apply
The build is finished.
Sources
Revenue Commissioners, VAT on residential property. https://www.revenue.ie/
Frequently asked questions
When is the most expensive part of a self-build?
Second-fix period (months 9–12 on a typical build). Kitchen, bathrooms, flooring, tiling, painting, electrical finish. All hit in the same 2–3 months. Plan for the spike.
How much cash buffer do I need for a self-build?
3 months of build costs. €30k–€50k on a typical €500k build. The buffer covers mortgage interest, VAT gaps, and unexpected overruns.
When does the final VAT reclaim happen?
At the end of the build, when you file your final VAT return. Can be 12–18 months after the first VAT spend. Plan for the gap.
When this matters most
You're planning the cashflow for the build.
When this doesn't apply
The build is finished.
Where to go next
Next decision
The next step in your build sequence.
- 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 →
- Self-Build Mortgage Step by Step in Ireland — Application to Final Drawdown →
- 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 →
Branch into
Adjacent decisions at the same stage.
Watch out for
Common mistakes, hidden costs, gotchas.
- Grants for Self-Build in Ireland 2026 — SEAI, Help-to-Build, and the Eligibility Trap →
- 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 →
- Self-Build Cost per m² in Ireland 2026 — Total Project Cost and the Line Items →
- Single-Storey vs Two-Storey Cost in Ireland — Which Is Cheaper, Which Is More Cost-Efficient →
Compare with
Alternative approaches worth knowing.