Buying a House in Ireland – Legal Fees and other Costs.

The legal fees and other charges when buying a house in Ireland .

Conveyancing Charges will vary slightly across the country. There are no set prices for legal fees in Ireland – most solicitors will charge a flat fee and some will charge a percentage of the house purchase price.

House buyers should be able to find fixed-rate conveyancing fees from around €700 plus VAT.  but it could cost as much as €1600 plus VAT. Shop around.

Some solicitors still try and charge a percentage fee  – but the legal work they have to do is exactly the same for a cheap house as it is for an expensive house. So try and get a fixed price quote if possible.

Buying a new build house should usually cost less in solicitors fees.

There are also fees charged by the Property Registration Authority (PRA) – these are outlined below.

Stamp Duty:

Stamp Duty – is charged on house purchases of under €1 million at 1% – so that will add another €3000 to the price of a €300,000 home.
( Houses costing over €1 million are charged a rate of 2% Stamp Duty on the excess value over €1m)

More here about Estate Agent and other fees when Selling a House

Here are a couple of examples to give you a guide as to what to expect in terms of overall costs.

1. Sample Costs for a house purchase of €200,000 

  • Guideline Solicitor’s Fees €1250 plus VAT =  €1537
  • Fees payable to Government Agencies
    • Land Registry fee  €600
    • Land Registry fee (Certified Copy Folio) €40
    • Land Registry mortgage fee €175
    • Commissioner for Oaths €44
    • Search fees (estimate) €150
  • Stamp Duty €2000

Grand Total including VAT  €4546

2. Sample Costs for a Property purchased at €300,000:

  • Guideline Legal Fees €1,537 (Inc VAT)
  • Search Fees €150
  • Commissioner for Oaths €44
  • Land Registry Fee €700
  • Land Registry Fee for certified copy Folio  €40
  • Land Registry Fee on Mortgage €175
  • Stamp Duty €3000

Grand Total  including VAT  €5646

Don’t forget to add on a lenders valuation fee if you are getting a mortgage – this will usually be in the region of  €150 to €250. (Average €200)

Stamp Duty and Land Registry fees correct as at August 2020

Land Registry Fees

The Property Registration Authority (PRA) charge Land Registry Fees as follows :

  • €400 for properties up to €50,000,
  • €600 for properties between €51,000 –200,000,
  • €700 for properties between €201,000-400,000
  • €800 for properties worth more than €400,000.

If you are looking for a mortgage to buy a house – check out  more useful information about where to get the Best Mortgage Rates and How Much You Can Borrow

Buying Property in Ireland From Abroad:

If you are currently living outside of Ireland and are considering buying a house in Ireland for cash – you will also need to think about currency exchange costs.


If you are a cash buyer with funds available in a currency other than Euros – you will need to convert your money to Euros for the house purchase.
Using your bank to do the currency exchange will almost always be the costliest option.
Banks will typically make a profit ranging from 2% to 4% on the markup they use on the exchange rates.
By using a specialist currency exchange company you can save thousands on large transactions. Just a 1% difference in the exchange rate used would save you €3000 on a €300,000 transfer … enough to pay the stamp duty.

Fexco is a currency firm based in Ireland and they specialize in dealing with currency transfers for property purchases in Ireland.  You will get access to a dedicated account manager who will guide you through each step of the process.  Fexco is authorised as a payment services provider by the Central Bank of Ireland and is also regulated by the Financial Conduct Authority for the conduct of payment business in the UK.  They will also help with property purchases in the UK by Irish residents. You can get a free quote at the Fexco Website Here

Currency Solutions is a London based currency specialist firm that can carry out large currency transfers between the UK and Ireland. They are authorised by the UK Financial Conduct Authority.  You can visit the Currency Solutions website here for a free no-obligation quote and they will get back to you. You can also call them on their Irish number  01 431 1344 or on their UK number 0044 207 740 0000 . Ask for the Money Guide Ireland contact – Ernie Enver. He should be able to give you a quick response to any queries.

Currencies Direct is registered as a Money Services Business in the USA with the Financial Crimes Enforcement Network (“FinCEN”) . (Currently in 11 of the US states.) . So these would be ideal for US residents wanting to transfer money to Ireland.

Once you have registered with Currencies Direct you can arrange transfers over the phone or online. You can get a quote for currency exchange on their website.
In Europe, they are authorised by the Bank of Spain to operate as an Electronic Money Institution.

Currency Volatility:

A fluctuation in the exchange rate between the time you make an offer and paying for the house could end up costing you a lot of money. Specialist brokers can give you the option of locking in an exchange rate for a future transfer  – this is known as a  “forward contract”.

This can help you to mitigate against any change in the exchange rate than could throw you off your budget, giving you the security of knowing what rate you will get on the day you transfer.

For example – if you were buying a house in Ireland for €250,000 on 17th April 2018 – it would have cost you GBP £215,890.  Three 3 weeks later – you would have needed  £221,332 to exchange for €250,000 Euro.  A difference of £5442.

See more here about  some other places to get the best exchange rates when Sending Money to Ireland