Cost of building a house in Ireland

This is probably the question that we get asked on regular basis and while some Software's or websites can give you an approximate figure, the exact sum can only be calculated by a professional experienced in this field.

Are you building your own home?

Make sure you are properly insured.
Give Self Build Direct a call.

 Arachas Corporate Brokers Limited trading as Arachas is regulated by the Central Bank of Ireland

Before the professional can give you the exact cost of building your house, you have to provide them with the answer for the following questions:

  • How much is the cost of the land including all the commissions and legal fees?
  • How big is the size of the house? A full set of plans need to be provided.
    • What kind of design you have in mind? Do remember the more angles and curves, the more cost.
    • What is your method of construction? Remember some could be cheaper initially but cost more over the long term.
    • What kind of quality material do you require? Basic, medium or luxury?
    • Route chosen by you? Project Manager, Building Contractor or Direct labour?
    Cost of building a house in Ireland

    To get an idea of the total build costs excluding the site cost and initial fees, The Society of Chartered Surveyors Ireland do a calculator which can be used to work out the rebuilding cost of a house for insurance purposes. Click Here

    So to give you some ideas, how much is building a house going to cost in percentage ratio for different stages to complete;

    Following figures are based on an average two storey detached Concrete home built through Direct Route.

    Site Clearance

    3 %


    9 %

    External Walls

    17 %


    9 %

    Windows and External Doors

    7 %

    Upper Floor

    2 %


    1 %

    Internal Walls

    2.5 %

    Internal Doors

    2.5 %

    Floor Finishes

    4 %

    Wall Finishes

    5 %

    Ceiling Finishes

    2 %


    6 %

    Electrical Installation

    4 %

    Water Installation (Cold/Warm)

    2 %

    Waste & Sanitary

    7 %


    5 %

    Built In Cupboards

    1 %

    Professional Fees

    11%  **

    ** Please Note: Since 1st of March 2014, following the new Building Control (Amendment) Regulation S.I.9 of 2014, there is an additional cost on the professional fees as you will require an Assign Certifier to sign for each stage of the build and the Completion Certificate. However, should you wish not to take this route, you can opt out under the Building Control (Amendment) Regulation S.I.365 of 2015.

    Percentages above is only a guide to give you some idea’s of the costs involved. You should always add 20% extra for other and unexpected items.

    Time Management;

    It is very important that you work out the project time and the overall cost before you start. We all wish to live in a huge house that has cost us hardly anything and it is built in a very short space of time but this is not usually possible.

    So often we hear self builders saying we plan to move in before this Christmas but in most cases they will be lucky to move in before Christmas next year.

    The reason for that is that a lot of people do not plan project time properly or do not have proper agreements with contractors as far as the time they would take to finish their part of the build.

    It is very easy for a contractor to give you lots of promises at the beginning to get the contract but what some of them do not tell you is that they have also made contracts at the same time with other people for their projects and the result would be that you will see them one day at your site and the next day they do not show up and so on.

    This is called keeping everyone happy and making sure that they do not lose on any business. In some ways you can not blame them as in this day and age the market is very competitive and they have to earn their income, but as a house builder it can get very frustrating to wait for the labourer’s to show up on that day and they do not.

    It is also important to make sure that everyone understands what is expected of them for the job, you do not want to end up with one professional leaving parts of the job unfinished expecting the next person on the site to deal with it.

    There are obviously times that you should not expect the builders to show up, for example you do not want a roofer to be on top of the roof when it is gale force 8 or 9 outside or the block layer laying the blocks in severe weather conditions as they would not be straight next day and they have to do the job again. So just use your common sense.

    Project Timing

    Following table is a guide to the process of your project and the timing should be adjusted depending on the size , Types of Construction , Building Routes, specification of your house and the weather condition:

    Project Stages

    Up to 1 Week

    Up to 2 weeks

    Up to 3 Weeks

    Up to 4 Weeks

    Up to 5 Weeks


    Ground Floor

    Upper Floor Structure

    Roof Finishes

    Second Fixes

    Remember, the above is only approximate times for an average house. For a more accurate timing discuss this with your architect, engineer , project manager or building contractor.