Site Purchase Costs in Ireland — Stamp Duty, Legal Fees, and What Adds Up
On this page
Stamp duty: 1% up to €1m, 2% above. Legal fees: €1,500–€3,500. Site survey: €300–€600. Searches: €300–€800.
Stamp duty on residential land in Ireland is 1% up to €1m and 2% above. On a €200,000 site, that's €2,000. Legal fees for the conveyance: €1,500–€3,500 including VAT (depends on the complexity of the title). Site survey: €300–€600 for a measured site survey. Searches: €300–€800 (planning search, land registry, water and sewer connection enquiries, wayleave checks). Total transaction costs on a €200,000 site: €4,000–€7,000, or 2–4% of the site cost. Budget this as a separate line in your project cost. Non-residential land (agricultural, commercial) has different rates — confirm with your solicitor before you exchange.
When this matters most
You're pricing a site purchase and need to know the true all-in cost.
When this doesn't apply
You've already exchanged contracts on the site.
Sources
Revenue Commissioners, Stamp duty on residential property. https://www.revenue.ie/
Frequently asked questions
How much is stamp duty on a site in Ireland?
1% on residential land up to €1m, 2% above. On a €200k site, that's €2,000. Agricultural and commercial land have different rates; confirm with your solicitor.
How much are legal fees for buying a site in Ireland?
€1,500–€3,500 incl. VAT for a standard residential site purchase. Higher for complex titles, agricultural land, or sites with wayleaves and rights of way.
What searches do I need for a site purchase?
Planning search (€100–€200), land registry (€30), water and sewer connection enquiry to Uisce Éireann (€100–€200), wayleave checks (€100–€200), and a site survey (€300–€600).
When this matters most
You're pricing a site purchase and need to know the true all-in cost.
When this doesn't apply
You've already exchanged contracts on the site.
Where to go next
Next decision
The next step in your build sequence.
- Foul Drainage Connection in Ireland — Mains Sewer, Treatment System, or Septic →
- Is My Site Buildable in Ireland? The Five Checks That Decide It →
- Land Registry Check in Ireland — Folio, Map, and What to Look For Before You Buy →
- On-Site Electricity for a Self-Build in Ireland — Temporary Connection, Generator, or Solar →
- Ribbon Development in Ireland — The Planning Policy That Refuses Houses Along Rural Roads →
- Site Access in Ireland — Road Entrances, Sightlines, and the Road Opening Licence →
- Site Office and Welfare for a Self-Build — What You Need by Law (SHWW 2013) →
- Site Security on a Self-Build in Ireland — Hedges, Hoardings, CCTV, and Insurance →
- Site Survey in Ireland — Topographical, Measured, and Boundary Surveys →
Branch into
Adjacent decisions at the same stage.
- Flood Risk Maps in Ireland — How to Check opw.ie Before You Buy a Site →
- Percolation Tests in Ireland — EPA T-values, What They Mean, and What Costs When You Fail →
- Rural Housing Policy in Ireland 2026 — Local-Needs Tests and How Counties Vary →
- Septic Tank vs Mains Sewer in Ireland — When Each Applies and What It Costs →
- Well Yield Tests in Ireland — How to Confirm a Rural Water Supply Before You Buy →
Watch out for
Common mistakes, hidden costs, gotchas.
- Percolation Tests in Ireland — EPA T-values, What They Mean, and What Costs When You Fail →
- Septic Tank vs Mains Sewer in Ireland — When Each Applies and What It Costs →
- Site Assessment Cost in Ireland — Soil Test, Percolation Test, Water Test, and What to Order Together →
- Irish Soil Classification — Class 1 to Class 5+ and What Each One Costs You in Foundation →
Compare with
Alternative approaches worth knowing.