What is Stamp Duty?
Stamp duty is a tax you pay when you buy a property in Ireland. It is calculated as a percentage of the purchase price and is paid to Revenue through your solicitor.
Current Stamp Duty Rates (2026)
| Property Value | Rate |
|---|---|
| Up to €1,000,000 | 1% |
| Above €1,000,000 | 2% on the portion over €1M |
Example: On a €350,000 home, stamp duty = €3,500 (1% of €350,000).
First-Time Buyer Relief
First-time buyers in Ireland get up to €10,000 discounted from the purchase price before stamp duty is calculated. This means:
- If you buy for €350,000, stamp duty is calculated on €340,000 (€350,000 – €10,000)
- You pay €3,400 instead of €3,500
- A saving of €100
The relief applies automatically when your solicitor files the stamp duty return — you do not need to apply separately.
Who Pays Stamp Duty?
The buyer pays stamp duty. It is usually settled through your solicitor as part of the conveyancing process, typically on closing day.
Exemptions and Reduced Rates
- First-time buyer relief: €10,000 reduction in the taxable value (as above)
- Properties under €20,000: Exempt from stamp duty
- Social housing purchases: May qualify for reduced rates or exemptions
- Agricultural land: Different rates apply (contact Revenue)
Stamp Duty on New Builds
New-build homes are subject to the same stamp duty rates as second-hand homes. However, if the property is purchased under the Help to Buy scheme or First Home Scheme, stamp duty is still calculated on the full purchase price — the schemes do not affect the taxable amount.
How to Pay
- Your solicitor calculates the amount due
- They file an electronic Stamp Duty Return with Revenue
- Payment is made via the Revenue Online Service (ROS)
- You must pay within 44 days of the closing date
2026 Updates
- No changes to stamp duty rates for 2026
- The 1% rate up to €1M / 2% over €1M remains in place
- First-time buyer relief of €10,000 continues unchanged
Common Questions
Can I include stamp duty in my mortgage?
No — stamp duty must be paid from your own funds. Your solicitor will ask for this amount before closing.
Do gifts or inheritance affect stamp duty?
Yes — if you receive a property as a gift or inheritance, different rates and thresholds may apply under Capital Acquisitions Tax (CAT).
Is VAT included in the stamp duty calculation?
Stamp duty is calculated on the purchase price including VAT (if applicable).
Official site: Revenue.ie — Stamp Duty