Do I need planning permission for a flip refurb?

Most cosmetic and internal works fall under permitted development and need no permission. Extensions, loft conversions and change of use often require full planning (8-13 weeks) or a lawful development certificate. Building Regulations approval is separate and required for structural, electrical, heating and insulation works regardless of planning status.

How long do flips typically take?

Allow 2-4 weeks for purchase (or 6-12 weeks with a mortgage), 6-16 weeks of works depending on scope, 4-8 weeks to find a buyer, and 8-12 weeks conveyancing. Total 6-12 months end to end is typical; bridging finance tends to cap at 12 months so cost overruns or slow sales can squeeze margins severely.

Property Flipping Profit Calculator Ireland

Useful next calculations

Use the ROI CalculatorContinue with the related property & real estate question this result raises.
Use the Capital Growth CalculatorContinue with the related property & real estate question this result raises.

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 worked example

These are the example figures the calculator opens with.

A worked example
Input	Value
Purchase Price (€)	€150,000
Renovation Cost (€)	€25,000
Agent & Legal Fees (€)	€5,000
Sale Price (€)	€220,000

For those figures the calculator returns:

Profit: €40,000.00
Total cost: €180,000.00
ROI: 22.22%

Method & assumptions

This calculator estimates gross profit on a property flip by subtracting total costs from the anticipated sale price. Total cost is the sum of purchase price, renovation spend, and agent fees entered. Return on investment is then expressed as profit divided by total cost, as a percentage. This gives a quick sense of whether a project meets your minimum return threshold before committing capital.

The calculator does not include property transfer tax, finance costs (bridging loan interest and arrangement fees), legal fees on purchase and sale, or Capital Gains Tax — all of which are material on a real transaction. For a property held as an investment property rather than a main residence, the 5% property transfer tax surcharge for additional dwellings applies in England. If tax authority treats the flip as a trading activity rather than a capital disposal, income tax and social insurance contributions may apply instead of CGT. Users should add these costs manually and consult a tax adviser before committing to a project.

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.

Questions people ask

US-origin rule of thumb: maximum purchase price = (After Repair Value x 70%) minus refurb cost. It leaves a 30% margin for holding costs, selling fees and profit. UK flippers often tighten this to 65-75% depending on area-specific selling costs (property transfer tax on purchase, agent and solicitor on sale typically consume 7-10%).