Understanding Stamp Duty in Ireland
Stamp duty is a tax levied on property transactions in Ireland. It's payable by the buyer and is calculated as a percentage of the purchase price. The current rates (2026) are 1% on the first €1 million and 2% on any amount above €1 million. First-time buyers of new build homes under €500,000 are completely exempt.
Who Pays Stamp Duty?
The buyer is responsible for paying stamp duty within 44 days of the closing date. Your solicitor typically handles the payment as part of the conveyancing process. The duty is charged on the full purchase price of the property, not just the mortgage amount.
Other Costs to Consider
Beyond stamp duty, home buyers in Ireland should budget for solicitor fees (typically 1-2% of the purchase price), valuation fees, survey costs, and mortgage arrangement fees. Use our Mortgage Repayment Calculator to estimate your full monthly costs.
Frequently Asked Questions
What is stamp duty in Ireland and how much is it?
Stamp duty in Ireland is charged at 1% on residential properties up to €1 million, and 2% on any amount above €1 million. First-time buyers purchasing new build properties under €500,000 pay 0% stamp duty.
Do first-time buyers pay stamp duty in Ireland?
First-time buyers are exempt from stamp duty on new build properties valued under €500,000. On second-hand properties, the standard 1% rate applies.
How is stamp duty calculated on a €400,000 house in Ireland?
For a €400,000 property, stamp duty is 1% × €400,000 = €4,000. For a €1.2 million property: (1% × €1,000,000) + (2% × €200,000) = €14,000.
What are the stamp duty rate thresholds in Ireland for 2026?
The rate is 1% on the portion of the price up to €1 million, and 2% on any amount above €1 million — there's no separate band in between. These thresholds haven't changed for 2026.
Do second-time buyers pay stamp duty in Ireland?
Yes — the first-time buyer new-build exemption doesn't apply to second-time buyers. They pay the standard rate: 1% up to €1 million, 2% above that, regardless of whether the property is new or second-hand.
Is stamp duty different for new build properties?
The standard 1%/2% rates apply equally to new builds and second-hand properties. The one exception is first-time buyers: they pay 0% stamp duty on a new build under €500,000, a relief that doesn't apply to second-hand homes.