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
2026 Rates: The Three-Tier Structure
The current residential stamp duty rates (for instruments executed on or after 2 October 2024) are: 1% up to €1 million, 2% on the portion between €1 million and €1.5 million, and 6% on the portion above €1.5 million. A separate 15% rate applies to bulk purchases of 10 or more houses in any 12-month period, while buying 3 or more apartments in the same block reverts to the 1%/2% rates.
For a typical first-time buyer these higher tiers rarely apply — on the €395,000 national median, stamp duty is just €3,950 at 1%. But in expensive Dublin areas (median €500,000), it is €5,000, and on a €1.2 million home it jumps to €14,000, so the structure matters if you are buying up the market.
Stamp Duty on New Builds and Schemes
New builds are taxed on the price excluding VAT, which slightly reduces the duty compared with the headline price. Using Help to Buy or the First Home Scheme does not change the taxable amount — stamp duty is calculated on the full purchase price regardless of the support you receive.
First-time buyers do get a small relief: the first €10,000 of the consideration is exempt from stamp duty for qualifying first-time buyers buying their principal private residence, saving roughly €100–€125 on a typical purchase. Your solicitor applies it automatically when filing the return.
Paying Your Stamp Duty
- Your solicitor calculates the duty and files an eStamp Duty return with Revenue, usually on or before closing day.
- Payment is made through the Revenue Online Service (ROS) and must be completed within 44 days of the date the instrument is executed.
- Late payment attracts interest and penalties, so make sure funds are with your solicitor in advance.
- Keep the stamped contract — you will need it when you eventually sell, and it proves legal ownership history.