Stamp Duty in Ireland: What Property Buyers Need to Know

Overview

Stamp duty is a tax you pay to Revenue when you buy property in Ireland. For a home, the standard rate is 1% on the first €1 million, 2% on the portion between €1 million and €1.5 million, and 6% on anything above €1.5 million. The purchaser is legally responsible for it, though the return and payment are normally handled by their solicitor, and for a new build it is charged on the price excluding VAT. As most homes cost under €1 million, the great majority of buyers simply pay 1%.

When you are budgeting to buy a home in Waterford or anywhere in Ireland, the purchase price is only part of the picture. Stamp duty is one of the main additional costs, and it is worth understanding before you make an offer. Below, Mullins Treacy LLP Solicitors explains how stamp duty on a house in Ireland works in 2026, the rates, who pays, the reliefs, and the points buyers most often get wrong.

What is stamp duty?

Stamp duty is a tax charged on the transfer of property. The purchaser is legally responsible for paying it, although the return and payment are normally handled by the purchaser’s solicitor as part of the conveyancing process, so you do not have to deal with Revenue yourself. Your solicitor calculates the amount and asks you for it before the sale closes.

How much stamp duty will I pay on a house in Ireland?

Stamp duty on residential property is tiered, so different rates apply to different portions of the price. The current bands, set in Budget 2025, are published by Revenue:

• 1%on the first €1 million of the price.
• 2%on the portion between €1 million and €1.5 million.
• 6%on any portion above €1.5 million.

In practice, because most homes are priced below €1 million, the vast majority of buyers pay a flat 1%. The table below shows the duty at common price points:

 

Purchase Price                                                 Stamp Duty (1%)

€250,000                                                                  €2,500

€350,000                                                                  €3,500

€500,000                                                                  €5,000

€750,000                                                                  €7,500

€1,000,000                                                             €10,000

Stamp duty at the standard 1% rate (residential homes under €1 million).

 

For higher-value homes the tiers stack. A property bought for €1.2 million, for example, would attract €10,000 on the first €1 million plus €4,000 on the next €200,000 – €14,000 in total. A different rate applies to non-residential property such as commercial premises or bare land, which is charged at a flat 7.5%.

Who pays stamp duty, and when?

As noted, the purchaser is legally responsible for the duty, even though the solicitor files and pays it. It is paid to Revenue electronically through the e-stamping system and must generally be paid within 44 days of the deed of transfer being executed (signed).

Late payment can lead to interest and penalties, which is one of several reasons the process is handled by your solicitor as part of the conveyancing. Stamp duty must generally be paid before registration of the transfer can be completed by Tailte Éireann, the State body that maintains the Land Register.

Do first-time buyers pay stamp duty in Ireland?

Yes, and this dose surprise a lot of people. Unlike some other countries, Ireland has no first-time buyer stamp duty exemption. A first-time buyer pays the same standard rate, usually 1%, which is the same as any other buyer.

First time buyers may, however, benefit from separate supports such as the ‘Help to Buy scheme’ (an income-tax rebate towards the deposit on a new build) and the ‘First Home Scheme’ (a shared-equity scheme). These are valuable, but they are not stamp duty reliefs, so you should still budget for the duty itself.

Stamp duty on a new build – how does VAT work?

The stamp duty rate is the same whether a home is new or second-hand, but the way it is calculated differs for a new build. New homes carry VAT at 13.5%, and stamp duty is charged on the base price excluding VAT. The practical effect is that the stamp duty on a new build is slightly lower than on a second-hand property at the same headline price.

In certain site-and-build arrangements, Revenue may assess stamp duty on the combined site and construction value rather than the site price alone. This is a technical area where your solicitor’s advice on the specific contract matters.

Buying more than one property: what does the higher rate mean?

A much higher rate of 15% applies where a person acquires ten or more residential houses within a twelve-month period. This is aimed at bulk investor purchases rather than ordinary home buyers, and apartments are treated differently. It is unlikely to affect you if you are buying a single home, but it is worth being aware of if you are building a portfolio.

Reliefs and exemptions worth knowing

Several reliefs and exemptions can reduce or remove stamp duty in particular circumstances:

• Spouses and civil partners: Transfers of property between spouses or civil partners are generally exempt.
• Divorce and separation: Transfers made under a court order on divorce or judicial separation are generally exempt.
• Buying from a housing authority: Certain purchases made directly from a local authority or housing authority may qualify for a €100 cap on stamp duty. Whether the cap applies depends on the arrangement, so it is worth confirming with your solicitor.
• Inheritance versus gift: You do not pay stamp duty on property you inherit under a will, but stamp duty does apply where property is transferred to you as a gift.
• Farmland: Specialist reliefs (such as Consanguinity Relief and Young Trained Farmer Relief) can apply to qualifying transfers of agricultural land.

Whether a relief applies often depends on the detail, so it is worth raising your circumstances with your solicitor early.

What buyers often get wrong about stamp duty

Here are a few misunderstandings that come up time and again:

• Assuming first-time buyers are exempt: They are not! The 1% rate still applies.
• Forgetting to budget for it: Stamp duty is payable on top of the deposit, solicitor’s fees, survey and Land Registry costs, so factor it in from the outset.
• Confusing it with Local Property Tax: Stamp duty is a one-off tax on the purchase; Local Property Tax (LPT) is a separate annual charge on owning the home.
• Underestimating the site-and-build position: Where a site is bought together with an agreement to build, the duty may be assessed on the combined value rather than the site alone.

How Mullins Treacy LLP Solicitors can help

At Mullins Treacy LLP Solicitors, we guide buyers through every cost and stage of a property purchase. As part of the conveyancing, we calculate the stamp duty due, collect it from you ahead of closing, file the return and pay Revenue on your behalf, so there is no risk of a missed deadline or a registration hold-up.

We advise buyers throughout Tramore, Waterford City, Dungarvan and the wider Southeast on homes of every kind, from first purchases to new builds.

Conclusion

Stamp duty is rarely the largest cost in a property purchase, but it is an unavoidable one, and a clear understanding of the rates and reliefs helps you budget with confidence. For most buyers the figure is a straightforward 1%, but the detail around new builds, gifts, farmland and court-ordered transfers can make a real difference, and that is exactly where early legal advice pays off.

This article is general information and reflects the position in 2026; rates can change in future Budgets, and it is not a substitute for tailored legal or tax advice.

Frequently asked questions

How much is stamp duty on a house in Ireland?

For homes, it is 1% on the first €1 million, 2% on the portion from €1 million to €1.5 million, and 6% above €1.5 million. Most buyers pay 1%.

Do first-time buyers pay stamp duty in Ireland?

Yes. There is no first-time buyer exemption, the standard 1% rate applies. Help to Buy and the First Home Scheme are separate supports, not stamp duty reliefs.

Who pays stamp duty when buying a house?

The purchaser is legally responsible, although the return and payment are normally handled by their solicitor, who pays Revenue through the e-stamping system within 44 days of the deed being signed.

Is stamp duty on a new build different?

The rate is the same, but it is charged on the price excluding VAT, so the duty on a new build is slightly lower than on a second-hand home at the same price.

Are there exemptions from stamp duty?

Transfers between spouses or civil partners and certain court-ordered transfers are exempt, certain purchases directly from a housing authority may be capped at €100, and inherited property is not charged (gifts are). Farm-specific reliefs also exist.

Related services

• Property Transactions & Conveyancing
• Wills & Probate
• Powers of Attorney
• Related reading: What does “buyer beware” mean when buying property?

Sources

• Revenue Commissioners – Stamp Duty rates on residential property.
• Citizens Information Board – Stamp duty on property.
• Tailte Éireann – property registration and the Land Register.

Buying a home in Waterford? We’ll handle the detail.

Mullins Treacy LLP Solicitors offers a no-obligation initial enquiry. We can arrange an appointment at our offices in Tramore, Waterford, at a time that suits you.
📞 Call 051 391 488✉ reception@mullinstreacy.ie
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