Site Purchase Costs in Ireland — Stamp Duty, Legal Fees, and What Adds Up

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.

TL;DR

• Stamp duty on residential land in Ireland: 1% up to €1m, 2% above. On a €200k site, that's €2,000.

• Legal fees: €1,500–€3,500 (incl. VAT) for the conveyance. Site survey: €300–€600. Searches: €300–€800.

• Total transaction costs on a €200k site: €4,000–€7,000 (8% of the site cost). Budget for it as a separate line.

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.

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).

Sources

Revenue Commissioners, Stamp duty on residential property. https://www.revenue.ie/