The Big Difference: Scheme Availability
The most important factor when choosing between new and second-hand in Ireland is that most government schemes are only available for new-build homes.
Comparison Table
| Feature | New-Build | Second-Hand |
|---|---|---|
| Help to Buy | Up to €30,000 | Not available |
| First Home Scheme | Up to 30% equity | Not available |
| Affordable Housing | Available | Rarely available |
| Minimum Deposit | 10% | 10 — 20% |
| BER Rating | A1 — A3 (excellent) | C: G (varies) |
| Energy Costs | Low | Higher |
| Price Premium | 10 — 25% higher | Lower |
| Stamp Duty | 1% (same rate) | 1% (same rate) |
| Moving-in Ready | Yes: no work needed | May need renovations |
| Developer Warranty | HomeBond or similar | No warranty |
Advantages of New-Build Homes
- Government support: HTB (up to €30,000) and FHS (up to 30% equity)
- Energy efficient: A-rated BER means lower heating bills (€500 — €1,500/year savings vs old homes)
- Modern standards: Better insulation, wiring, plumbing, and building regs compliance
- Developer warranty: Structural defect cover for 10 years via HomeBond or Premier Guarantee
- No bidding war: Many new developments sell at fixed prices with no bidding
Advantages of Second-Hand Homes
- Lower purchase price: Typically 10 — 25% cheaper than equivalent new builds
- Mature location: Established neighbourhoods with existing amenities, schools, and transport
- Character: Older homes often have more space, gardens, and period has
- No development risk: You can see exactly what you're buying: no waiting for construction
- Negotiation room: Sellers may accept below asking price
Price Exampleublin Region (2026)
| Home Type | New-Build Price | Second-Hand Price |
|---|---|---|
| 2-Bed Apartment | €450,000 | €380,000 |
| 3-Bed Semi-D | €550,000 | €475,000 |
| 4-Bed Detached | €750,000 | €620,000 |
Which Should You Choose?
Choose new-build if: You want to maximise government support (HTB + FHS), prefer lower running costs, and want a home that requires no immediate work.
Choose second-hand if: You want a lower overall price, prefer an established location, and can manage renovation costs or accept an older standard of energy efficiency.
2026 Updates
- New-build supply has improved but demand still outstrips supply in Dublin, Cork, and Galway
- Second-hand market remains competitive with limited stock
- All new-builds since 2023 must meet nearly zero-energy building (nZEB) standards