Continue your plan
Useful next calculations
When to use this calculator
- Before buying, renting, refinancing or reviewing a property investment.
- When you want to compare cash flow, tax, yield or ownership costs.
- When you need a fast estimate before speaking to an agent, lender or adviser.
- When you want to see how a rate or price change moves the result.
A realistic Ireland planning example
Use these sample inputs as a quick scenario test, then change one variable at a time to compare outcomes.
| Input | Value |
|---|---|
| Property Purchase Price (€) | €350,000 |
| Property Type | Residential — first €1m at 1%, balance at 2% |
| Buyer Type | Standard buyer |
After entering these figures, review stamp duty, effective rate and est. legal fees (~1%) together rather than in isolation. Then rerun the tool with one input adjusted.
How to read your results
Stamp Duty
The figure produced by this output for the inputs you entered. Change one variable at a time if you want to see what drives it.
Effective Rate
The effective rate lets you compare options on a like-for-like basis rather than being misled by different compounding periods or fee structures.
Est. Legal Fees (~1%)
The figure produced by this output for the inputs you entered. Change one variable at a time if you want to see what drives it.
Total Upfront Costs
The headline outcome of this calculation. It is most useful when read alongside the supporting metrics rather than in isolation.
Duty on First €1m
The figure produced by this output for the inputs you entered. Change one variable at a time if you want to see what drives it.
Method & assumptionsAuthoritative sources
This calculator applies current Irish stamp duty rates as set out in the Stamp Duties Consolidation Act 1999 (as amended). For standard residential property, the rate is 1% on the first €1 million of the purchase price and 2% on the balance above €1 million. Commercial and non-residential property — including offices, retail premises, and agricultural land not qualifying for relief — is charged at a flat 7.5%. The bulk purchase surcharge of 10% is added on top of the standard residential rate where a single buyer acquires ten or more units in a single or series of linked transactions, a measure introduced in Finance Act 2021 to deter large-scale investor acquisitions.
The estimated legal fees shown are an indicative guideline only, typically ranging between 0.75% and 1.5% of the purchase price depending on complexity; actual solicitor fees vary. This calculator does not model stamp duty refund schemes, agricultural relief, consanguinity relief, or charity exemptions. Stamp duty is a self-assessment tax in Ireland; the buyer is responsible for ensuring the return is filed and payment made within 30 days of deed execution, which is normally handled by the buyer's solicitor.
Common mistakes
- !Using an assumption that is not supported by a current local quote, bill, statement or official source.
- !Treating a generic estimate as a lender, provider, payroll or tax authority decision.
- !Mixing monthly and annual inputs without converting them consistently.
- !Testing only one scenario instead of checking how a cautious assumption changes the result.
What to do next
- Run a second scenario with a cautious assumption so you can see the downside clearly.
- Compare the result with the related calculators below before making a decision.
- Check current local rules, eligibility and provider terms before applying or committing money.
- Keep a record of the assumptions so you can update the estimate when a quote, bill or pay figure changes.
Frequently asked
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