Plan the Money — Build Cost, Contingency, VAT and Self-Build Mortgages
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SCSI Q1 2026: €2,500–€3,800/m² built. A 180 m² house = €450k–€684k. Add 20% for site works, fees, services. Add 10% contingency. Add VAT.
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.
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.
Briefs in this stage
13 in-depth answers for this stage of the build. Pick the one that matches your question.
Contingency Budget for a Self-Build in Ireland — Why 10% Is the Minimum and 15% Is Safer
10% contingency is the minimum. 15% is safer. Covers rotten steel, soil surprises, upgrade costs, VAT miscalculations.
contingency budget self buildRead brief →
First Home Scheme in Ireland — Equity Share for New Builds, Eligibility, and the Catch
First Home Scheme: equity share with the State for the deposit gap. 70%/30% shared equity for the difference between mortgage and price.
First Home Scheme IrelandRead brief →
Grants for Self-Build in Ireland 2026 — SEAI, Help-to-Build, and the Eligibility Trap
SEAI heat pump grant €6,500 + €3,500 bonus. Help-to-Build €30,000. VAT 13B reclaims 40–60%. Most new builds eligible for some.
grants self build Ireland 2026Read brief →
Help-to-Build in Ireland 2026 — €30,000 Toward the Deposit, Income Caps, and How to Apply
Help-to-Build (April 2025): €30,000 toward the deposit, up to €300k site+build. Income cap €75k single / €85k joint.
Help to Build Ireland 2026Read brief →
Hidden Costs of a Self-Build in Ireland — The 12 That Catch First-Timers
Hidden costs add €20k–€80k to the budget. Soil surprises, septic upgrades, ESB connections, VAT miscalculations, weather delays.
hidden costs self build IrelandRead brief →
Mortgage Interest During Build in Ireland — How It Works, What It Costs, and the Trap
Self-build mortgages: interest only on the drawn amount during the build. €300k mortgage at 4.5%: ~€1,100/month interest during the build.
mortgage interest during build IrelandRead brief →
Quantity Surveyor for a Self-Build in Ireland — When to Hire One and What It Saves
Quantity surveyor: €2,500–€5,000 for a self-build cost plan. Saves €10k–€30k in over-spec'd finishes and missing line items.
quantity surveyor self build IrelandRead brief →
Self-Build Cashflow in Ireland — How the Money Flows Month by Month
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 IrelandRead brief →
Self-Build Cost per m² in Ireland 2026 — Total Project Cost and the Line Items
Build: €2,500–€3,800/m². Site: €20k–€80k. Fees: €25k–€60k. VAT: €30k–€90k. Contingency: 10% minimum. Total: €600k–€1m.
self build cost per m2 2026Read brief →
Self-Build Mortgage Step by Step in Ireland — Application to Final Drawdown
Self-build mortgage: application, valuation, drawdowns at 7 milestones, final retention. 12–18 months from application to final drawdown.
self build mortgage step by stepRead brief →
Single-Storey vs Two-Storey Cost in Ireland — Which Is Cheaper, Which Is More Cost-Efficient
Single-storey: cheapest per m², largest footprint. Two-storey: most cost-efficient use of the site. Dormer: compromise.
single storey vs two storey costRead brief →
Stage Payment Triggers in a Self-Build — What Each Drawdown Requires
Stage payments: foundation (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%).
stage payment triggers self buildRead brief →
VAT on a Self-Build in Ireland — 13.5% Labour, 23% Materials, and the Sole Trader Route
VAT on self-build: 13.5% on labour, 23% on materials (non-VAT-registered). Register as a sole trader to reclaim.
VAT on self build IrelandRead brief →
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.
- Help-to-Build in Ireland 2026 — €30,000 Toward the Deposit, Income Caps, and How to Apply →
- 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 →
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.