Ireland Stamp Duty Calculator — Residential and Non-Residential Rates
Calculate Irish stamp duty on residential and non-residential property purchases. See 1% 2% and 7.5% rates and first-time buyer reliefs.
Stamp duty in Ireland is payable by the buyer to Revenue within 44 days of the deed of transfer. For residential property the rate is 1% on the first €1000000 and 2% on any balance above €1000000. Non-residential property (commercial land investment property) is taxed at a flat 7.5%. First-time buyers of new-build homes can claim the Help to Buy scheme worth up to €30000 which effectively offsets stamp duty on qualifying purchases. Since October 2021 a 10% higher rate applies to bulk purchases of 10 or more houses in a 12-month period — aimed at institutional investors. Our calculator applies the correct rate for your property type and shows the total duty due plus your deed registration fees.
How much stamp duty on €400000 house in Ireland?
On a €400000 residential property: 1% × €400000 = €4000 stamp duty. On €700000: 1% × €700000 = €7000. On €1200000: 1% × €1000000 + 2% × €200000 = €14000. For a €2000000 property: 1% × €1000000 + 2% × €1000000 = €30000. Non-residential buyers pay 7.5% flat — so a €500000 commercial property attracts €37500 in duty. Always budget for stamp duty as it is due within 44 days of the transfer and cannot be included in your mortgage.
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How Tax Calculation Works
Income tax is calculated on your total taxable income after deducting eligible exemptions and deductions from your gross income. The tax is applied progressively — you pay a lower rate on initial income slabs and higher rates only on income that exceeds each threshold. This means moving into a "higher tax bracket" does not mean your entire income is taxed at the higher rate. Understanding marginal vs effective tax rate is crucial: your marginal rate applies only to the last rupee earned, while your effective rate is the average across all slabs.
Tax-Saving Strategies
Under the old regime, maximize deductions: Section 80C allows up to Rs 1.5 lakh through PPF, ELSS, EPF, and life insurance. Section 80D covers health insurance premiums up to Rs 25,000 (Rs 50,000 for senior citizens). Section 80CCD(1B) offers an additional Rs 50,000 deduction for NPS contributions. Home loan interest up to Rs 2 lakh is deductible under Section 24. Under the new regime, the Rs 75,000 standard deduction and lower slab rates may save you more if your total deductions are below Rs 3.75 lakh. Calculate under both regimes before choosing.
Key Information
| Parameter | Details |
|---|---|
| Residential Rate (up to €1M) | 1% |
| Residential Rate (over €1M) | 2% |
| Non-Residential Rate | 7.5% |
| Bulk Purchase Surcharge | 10% (10+ houses in 12 months) |
Calculate Irish stamp duty
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Use Calculator NowFrequently Asked Questions
How much stamp duty on €400000 house in Ireland?
On a €400000 residential property: 1% × €400000 = €4000 stamp duty. On €700000: 1% × €700000 = €7000. On €1200000: 1% × €1000000 + 2% × €200000 = €14000. For a €2000000 property: 1% × €1000000 + 2% × €1000000 = €30000. Non-residential buyers pay 7.5% flat — so a €500000 commercial property attracts €37500 in duty. Always budget for stamp duty as it is due within 44 days of the transfer and cannot be included in your mortgage.
Do first-time buyers pay stamp duty in Ireland?
Yes first-time buyers in Ireland still pay stamp duty at the standard 1% rate — there is no blanket exemption like in the UK. However the Help to Buy (HTB) scheme provides a tax rebate up to €30000 or 10% of the purchase price (whichever is lower) for new-build homes up to €500000. This rebate effectively covers stamp duty plus a significant part of the deposit. Second-hand homes do not qualify. You must have paid sufficient income tax and DIRT over the previous four years to claim the full €30000.
When do I pay Irish stamp duty?
Stamp duty must be paid to Revenue within 44 days of the date of execution of the deed (the deed of conveyance or transfer). In practice your solicitor handles the payment as part of the closing process and collects the funds from you at the same time as the balance of the purchase price. Late payment incurs interest at approximately 8% per year plus surcharges of 5-10% of the duty. Revenue issues a stamp certificate which is lodged with the Property Registration Authority to register your ownership.
Which tax regime should I choose — old or new?
Choose the new regime if your total deductions are below Rs 3.75 lakh. Choose the old regime if you claim HRA, 80C (Rs 1.5L), 80D, home loan interest, and NPS totaling more than Rs 3.75 lakh. Salaried employees can switch every year.
Is income up to Rs 12 lakh really tax-free?
Under the new regime for FY 2025-26, income up to Rs 12 lakh is effectively tax-free due to Section 87A rebate. After Rs 75,000 standard deduction, taxable income is Rs 11.25 lakh which qualifies for full rebate. However, income even slightly above Rs 12 lakh loses this entire benefit.
How can I save more tax legally?
Under the old regime, maximize 80C (Rs 1.5L via PPF, ELSS, EPF), 80D (Rs 25K-50K for health insurance), 80CCD(1B) (Rs 50K for NPS), HRA exemption, and home loan interest (Rs 2L under Section 24).
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Last updated: March 2026