The True Cost of Buying in Dublin in 2026: Stamp Duty, Solicitor Fees, Surveys and Every Closing Cost, Decoded

The deposit is the number every buyer knows. The true cost of buying is the number most of them discover too late: stamp duty, solicitor fees, the survey, the lender’s valuation, Land Registry charges, mortgage protection, home insurance, the movers, and the first trip to a furniture shop. On Dublin’s median home price of €500,000, that stack runs to roughly €14,600 of cash above the deposit – about €64,600 all in – for a typical first-time buyer in the first year (author calculations from the ranges in this guide; CSO RPPI, June 2026).

This guide is the closing-costs chapter of our buying guide series. It is written for 2026 Dublin buyers with one consistent set of dated figures, all verified 5 September 2026, and it ends with a printable worksheet, a working closing-cost calculator you can embed on the page, and the honest answer to the question agents never give you: how much cash do I actually need on the day?

1. The total cost worksheet: deposit plus fees equals cash needed at closing

Ireland is a deposit-and-fees market. The Central Bank decides the minimum deposit, and the State, your solicitor, the Land Registry and your insurer decide the fees. Both are cash, and both are due from your savings, not your mortgage. We covered the deposit rules themselves in our deposit and mortgage guide for first-time buyers in this category; this guide itemises the other side of the ledger.

The master worksheet, with typical 2026 ranges for a Dublin purchase:

Two rules of thumb before we go line by line. First, the unavoidable closing fee stack (stamp duty, legal, registry, survey, valuation) runs about 1.7-2.5% of the price (author calculations across the €300k-€600k bands). Second, the true all-in cost including the first year of insurance, the move and basic furnishing runs 3-6% of the price – which is why our worked example at the end lands at roughly €14,000 on a €450,000 home.

Cash needed at closing, by price band (FTB, author calculation)

Assumes 10% FTB deposit to €500,000 (20% above), solicitor €2,300 incl. VAT, homebuyer survey €550, valuation €200, PRA transfer + mortgage registration, searches €300. Deposit figures follow the Central Bank rules explained in our deposit and mortgage guide.

A second-time buyer (20% deposit) at €450,000 needs €90,000 deposit plus the same ~€8,800 of fees: ~€98,800 at closing. This table is why the best areas to buy in Dublin guide tells first-time buyers to work backwards from cash, not forwards from price.

2. Stamp duty: 1% up to €1,000,000, then 2% – and 6% above €1.5 million

Stamp duty is the biggest single line item and the one with the most misinformation attached. The 2026 residential rates, in force since 2 October 2024 and unchanged since, are a three-tier scale (Citizens Information – stamp duty):

You pay the marginal rate only on the slice in each band. A €1.2m home costs €10,000 (1% of the first €1m) plus €4,000 (2% of €200,000) = €14,000; a €2m home costs €10,000 + €10,000 + €30,000 = €50,000 (author calculations, matching Citizens Information’s worked example).

What most summaries leave out, and what matters for Dublin buyers:

• There is no first-time-buyer exemption. Help to Buy refunds income tax toward your deposit; it does not reduce stamp duty (irishpropertyguide.ie – total cost of buying).
• The 6% rate does not apply to three or more apartments bought in the same block – those revert to 1%/2%. It is a carve-out aimed at apartment investors, but it confirms the rates above apply to you on a normal house purchase.
• Buying ten or more houses in any 12-month period triggers a 15% bulk-purchase rate (Section 31E, Stamp Duties Consolidation Act). Apartments are excluded. Irrelevant to an owner-occupier, essential to know before you scale a portfolio.
• On a new build, duty is calculated on the price before VAT where VAT applies – check the contract figure with your solicitor before you budget (Citizens Information).
• Your solicitor files the return and pays Revenue through the eStamping system at closing. You never hand money to a government office yourself; you reimburse your solicitor.

On the €450,000 worked example later in this guide, stamp duty is a flat €4,500 – more than the solicitor, survey, valuation and registry fees combined, which is why it deserves the top slot in every budget.

3. Solicitor: €950-€2,500 + VAT, and what is actually included

A conveyancing solicitor is compulsory in Ireland – there is no legal DIY route to buying a house, and no lender will close without one. Typical professional fees for a standard Dublin purchase run €1,200-€2,500 plus 23% VAT (budget conveyancers from ~€950; premium city firms at the top of the range), with most buyers landing around €1,500-€2,200 + VAT (mortgagebrokers.ie; findqo.ie). The fee is usually fixed-price, not a percentage of the home – insist on a written quote that states whether VAT and outlays are included.

What the professional fee covers, in rough order:

• Contract review and requisitions – reading the seller’s contract and raising the questions that protect you (what is included in the sale, what is not, who fixes what).
• Title investigation – verifying the seller actually owns the property and can transfer clean title, and checking the folio for rights of way, burdens and boundaries.
• Searches – planning, judgement, bankruptcy and company searches that flag problems before you commit. These are outlays billed on top, typically €200-€350.
• Mortgage paperwork – liaising with your lender, reviewing the loan offer, and preparing the deed and mortgage documents.
• Stamping and closing – paying the stamp duty, managing the closing date, exchanging contracts and handing over the keys.
• Post-completion registration – registering you as owner and the lender’s charge with the Property Registration Authority (the PRA fees in Section 8 are outlays your solicitor pays on your behalf).

On top of the professional fee, budget ~€1,200-€1,600 of outlays for a mortgaged purchase: searches €200-€350, PRA transfer €400-€800, mortgage registration ~€175-€400, sundries (couriers, post, certified copies) ~€150 (mortgagebrokers.ie). A €1,800 fee plus €1,400 of outlays is a ~€3,200 total legal bill once VAT lands – the single most common budget miss in the entire process is quoting only the professional fee.

Two questions to ask every solicitor before you instruct them: is your fee fixed, and does the quote include VAT and outlays? The answer decides whether your €1,600 “quote” becomes a €2,800 bill.

4. The survey: €400-€700 homebuyer report, and when to pay more for a structural survey

The survey is the only purchase cost that can save you more than the house costs you. Irish surveyors price in three tiers (findqo.ie – 2026 building survey costs; propertyhealthcheck.ie):

The card range of €400-€700 covers the homebuyer report most second-hand purchases need; on older Dublin stock – a Victorian terrace in D6 or a 1960s semi in D12 – the structural survey is the correct buy. In either case the sequence matters more than the price: survey before you sign contracts, not after. On a private-treaty sale you have the legal period to walk away with your deposit; after closing, the rising damp is yours. On an auction purchase the survey must happen before the hammer falls, because there is no cooling-off and no refund. A €550 survey has repeatedly saved Dublin buyers €20,000-plus in structural work; it is the cheapest insurance in the building.

5. Lender’s valuation: €150-€300, and why it is not a survey

Once you are sale-agreed, your lender orders a valuation of the specific property to confirm it is worth what you are paying and that it is acceptable security for the loan. It is a drive-by-plus-check exercise for the bank’s file, not a survey of condition, and it costs €150-€300 – often waived in lender promotions, so ask (CCPC; mortgagebrokers.ie).

The valuation matters for one hard reason: if the property values below the agreed price, the loan-to-value maths shifts. A €450,000 agreed price that values at €430,000 means the lender advances against €430,000 – and the deposit shortfall lands on you unless you renegotiate. This is not a place to be sentimental: your solicitor can use a low valuation to renegotiate the price, and buyers who ignore it simply pay the difference in cash.

6. Mortgage protection insurance: legally required, and absolutely shop around

Mortgage protection insurance (MPI) is a life assurance policy that pays off your mortgage if you die before it is repaid. Under Section 126 of the Consumer Credit Act 1995, a lender cannot advance a mortgage on your main home without it – your lender will not release funds until a policy is in place and assigned to them (Bank of Ireland; mortgagebrokers.ie).

The key facts:

• Cost runs roughly €15-€60 a month, averaging about €33 for a single policy and €25-€35 for dual cover, depending on age, health, smoking and the sum assured (lion.ie; switcher.ie). A healthy 30-year-old on a €300,000 reducing-term policy can be under €20 a month; a 50-year-old smoker pays multiples of that.
• You do not have to buy the lender’s own policy. The requirement is cover, not brand loyalty. Independent quotes are routinely cheaper, and you can switch provider later without penalty as long as cover stays in place.
• Two types exist: reducing term (cover falls in line with your mortgage balance, standard and cheapest) and level term (cover stays flat – costlier, but pays a lump sum above the balance if you die late in the term). For most buyers, reducing term is right.
• Exemptions are narrow: over-50s face medical underwriting, and buyers switching lender can assign an existing policy within six months of drawdown. Buy-to-let mortgages do not require MPI.
• Budget it as a monthly cost, not a closing cost: at ~€30 a month it is ~€360 in year one (author calculation), and it sits in the first-year column of our worksheet.

7. Home insurance: buildings cover is a lender condition

Buildings insurance is mandatory from the day you draw down – your lender will not release the mortgage without proof of cover, because the house is their security. Contents cover is optional (and your problem, not the bank’s). Typical 2026 combined premiums run ~€300-€700 a year, with the national average around €430; Dublin premiums sit at the upper end because rebuild costs and theft risk are higher (bonkers.ie; irishpropertyguide.ie).

Three things worth knowing before you buy:

1. You insure the rebuild cost, not the market price. A €500,000 Dublin home might cost €250,000-€350,000 to rebuild, and that figure – not the sale price – sets your buildings sum insured. Under-insure and a total loss pays out short.
2. Arranging it on the day of closing is normal but avoid it. Get quotes in the week before drawdown, and remember your no-claims history on contents and car transfers into a combined policy discount.
3. It is an annual shop. CompareInsurance’s 2026 Dublin examples show the same 1910 four-bed profile quoted at €404-€676 across five insurers (compareinsurance.ie). The lazy renewal penalty is real.

Budget ~€45 a month (~€540 a year) in the first-year column and treat the first annual premium as part of your cash-at-closing figure, because it is due before your first payday in the new house.

8. Property Registration Authority (Land Registry) fees: €400-€800, plus the mortgage registration

After closing, your solicitor registers the transfer with the Property Registration Authority (PRA). The transfer-on-sale fee is a flat scale based on the purchase price (dublish.ie – land registry fees Ireland; Thomas W Enright Solicitors):

Every Dublin purchase above €400,000 – which is most of them, given the €500,000 median – pays the top €800 band (CSO RPPI, June 2026). If you have a mortgage, your solicitor also registers the lender’s charge: budget ~€175-€400 for the mortgage registration depending on how it is lodged (efs.ie; mortgagebrokers.ie). These are statutory fees, not solicitor profit, and they are usually billed as outlays on your solicitor’s final invoice – which is why the €400-€800 range in most guides quietly becomes ~€1,000-€1,200 once the mortgage registration lands.

9. BER certificate: ~€150-€300, and usually not your bill

A Building Energy Rating (BER) certificate is legally required before a home can be advertised for sale or rent, so in almost every second-hand purchase the seller provides it and you never pay (Citizens Information – BER). New-build developers supply one at completion. You only commission your own certificate (cost ~€150 for an apartment, ~€200-€300 for a house; no set fee, so get three quotes) if you need a fresh one – most commonly when a seller’s certificate has lapsed, or when you plan to rent the property out and need your own.

Two 2026 updates matter even though the certificate is not your bill. First, since 24 May 2026 Ireland uses the simplified A-G scale with no sub-grades, so a “B3” you see on an older certificate is pre-May-2026 terminology. Second, the rating drives mortgage pricing: green-rate discounts from Irish lenders are gated on BER, typically B3 or better, so a home’s BER is worth thousands in interest over a mortgage term even at zero cost to you on the day (switcher.ie). Ask for the BER in the seller’s brochure before you view, and factor an A or B rating into what you will pay.

10. Moving costs: what a Dublin move actually costs in 2026

The mover is the cost buyers forget until the week of closing. Dublin man-with-a-van rates in 2026 run roughly (Get Cracking – 2026 market guide; irishpropertyguide.ie):

Compare total job quotes, not hourly rates: the two-mover van that finishes in one trip frequently undercuts the one-mover van that needs three. Add ~€150 for utility connections, bins and broadband setup, and remember apartment moves carry stairs-and-lift surcharges. Budget €500-€700 for a typical first move in the worked example below.

11. Worked example: the €450,000 purchase, and why it costs ~€14,000 above the deposit

Put it all together on the number that matters to most Dublin first-time buyers. A couple buying a €450,000 second-hand two-bed apartment or starter terrace with a 10% FTB deposit (CSO context; deposit rules per our deposit and mortgage guide in this category):

The deposit

Closing and legal costs (cash due before or at closing)

First-year costs (cash due within 12 months of keys)

The bottom line: deposit of €45,000 plus ~€8,800 of closing costs plus ~€5,200 of first-year costs comes to roughly €13,975 – call it €14,000 – of cash above the deposit, or about €59,000 all in (author calculations from the ranges above). That is 3.1% of the price in fees and first-year extras, inside the 3-6% planning rule from Section 1. The equivalent figure on a €600,000 purchase is roughly €85,900 all in (€70,000 deposit, ~€10,300 closing costs, ~€5,600 of scaled first-year extras for a bigger home).

Two planning implications. First, when our best areas to buy in Dublin guide tells you a district is affordable at a given price, add the ~€14,000 before you believe it. Second, keep the deposit and fees liquid and separate: a buyer who folds the fees into the “I’ll save it later” column is the buyer who discovers at closing that the mortgage covers the house, not the stamp duty.

12. Frequently asked questions

1. How much are closing costs when buying a house in Ireland?
Budget roughly 1.7-2.5% of the price for the unavoidable closing stack (stamp duty, solicitor, survey, valuation, Land Registry), and 3-6% once you include first-year insurance, moving and furnishing. On Dublin’s €500,000 median, that is roughly €9,300 at closing and ~€14,600 above the deposit by the end of year one – about €64,600 of total cash for a first-time buyer (author calculations from the ranges in this guide).

2. What is stamp duty on a house in Ireland in 2026?
1% of the price up to €1,000,000, then 2% on the portion between €1m and €1.5m, and 6% above €1.5m. On a €450,000 home: €4,500. On a €1.2m home: €14,000. There is no first-time-buyer exemption, and a 15% bulk rate applies to buyers of ten or more houses in a year.

3. How much are solicitor fees when buying a house in Ireland?
Professional fees typically run €950-€2,500 plus 23% VAT, with most Dublin buyers paying €1,500-€2,200 + VAT. Outlays (searches €200-€350, PRA transfer €400-€800, mortgage registration ~€175-€400, sundries ~€150) are billed on top. Get a fixed-fee quote that states whether VAT and outlays are included.

4. Do I need a survey, and how much does it cost?
A homebuyer report costs €400-€700 and is the minimum for any second-hand home. Older or altered properties warrant a structural survey at €600-€1,200+. New builds need a snag survey at €300-€600. Have it done before you sign contracts – or before the hammer falls at auction.

5. Is the lender’s valuation the same as a survey?
No. The valuation (€150-€300) is for the lender to confirm the property is worth the loan. It does not inspect condition. It matters because a valuation below the agreed price changes your deposit maths and gives your solicitor ammunition to renegotiate.

6. Is mortgage protection insurance really required?
Yes, under Section 126 of the Consumer Credit Act 1995, for a mortgage on your main home – the lender will not draw down without it. It costs roughly €15-€60 a month and you do not have to buy it from your lender. Buy-to-let mortgages are exempt.

7. What about the Land Registry / PRA fee?
Registering the transfer costs €400-€800 depending on the price band (€800 above €400,000), and registering the lender’s mortgage charge adds roughly €175-€400. Most guides quote the €400-€800 transfer band alone, so budget ~€1,000-€1,200 when you have a mortgage.

8. Who pays for the BER certificate?
The seller must provide a valid BER to advertise a home for sale, and developers supply one on new builds. You only commission your own (~€150-€300) if one is missing or you are renting the property out. Since 24 May 2026 certificates use the A-G scale without sub-grades.

9. How much should I budget for moving and setup?
A Dublin man-with-a-van move runs €60-€150 per hour depending on crew size (€300-€500 for a one-bed, €500-€1,200 for a house), plus ~€150 for connections. Full-service removals with packing run €1,200-€2,500+. And the furniture shop is the line item everyone forgets: budget €1,500-€5,000 for your first home.

10. What is the difference between the booking deposit and the closing costs?
The booking deposit (typically ~5-10% of the price, paid at sale-agreed or at auction) is part of the purchase price – it is credited against what you owe at closing, so it is not a fee, though it is cash you must have earlier than you expect. Closing costs are extra, on top of the price, and are never refunded or credited. Auction deposits are non-refundable if you withdraw; private-treaty deposits are generally returnable if you withdraw during the legal period.

13. Bottom line: run the worksheet before you view, not after you bid

Every cost in this guide is knowable before you make an offer. The deposit is fixed by the Central Bank rules. Stamp duty is a published table. Solicitor fees are a phone call. The survey, valuation, registry fees, insurance and movers are all quotable in a morning. There is no mystery line item in an Irish house purchase – there is only the failure to add them up before the bidding starts.

The formula to take into every viewing: deposit (10% to €500,000 for FTBs, 20% above and for movers) plus ~1.7-2.5% of the price in closing costs plus ~€4,000-€6,000 of first-year costs, and all of it in cash. If the number fits your savings with a buffer left over, the price is affordable. If it does not, the house is not the problem – the budget is.

• Run your numbers in the closing-cost calculator embedded below – it follows the Section 11 worksheet line by line, from stamp duty to the mover.
• Get the deposit rules straight first. Our deposit and mortgage guide for first-time buyers in this category covers the Central Bank limits, schemes and rates this guide assumes you know, and it publishes 28 September alongside this article in our buying guide category.
• Not sure what your cash ceiling buys in Dublin? The best areas to buy in Dublin guide ranks every district by buyer type with median prices and growth – subtract the ~€14,000 before you shortlist.

All fees and rates were verified 5 September 2026 and move – re-check the solicitor’s quote, insurer’s premium and Revenue’s stamp duty page on the day you commit. Figures labelled “author calculation” were computed by us from the cited ranges and official schedules. This guide is not financial or legal advice; your solicitor is the person who prices your actual purchase.

Closing-Cost Calculator – embed code

Where it goes: in WordPress, add a Custom HTML block and paste the snippet below. It renders the calculator in place, needs no plugins or external libraries, and follows the Section 11 worksheet: 10%/20% FTB deposit rule, the 2026 three-tier stamp duty scale, the PRA transfer band, and default mid-range estimates for legal, survey, valuation, insurance, moving and furnishing that the buyer can edit.

<!-- Dublin Closing-Cost Calculator - realestate.bean.st W19 guide embed -->
<div id="cc-calc" style="max-width:720px;margin:2rem auto;font-family:-apple-system,BlinkMacSystemFont,'Segoe UI',Roboto,Arial,sans-serif;color:#1a202c;background:#fff;border:1px solid #e2e8f0;border-radius:12px;padding:1.5rem 1.75rem;">
  <h3 style="margin-top:0;font-size:1.25rem;">Closing-cost calculator (Ireland 2026)</h3>
  <p style="font-size:.9rem;color:#4a5568;margin:.25rem 0 1rem;">Cash you need above the price: deposit + stamp duty + legal, survey, valuation and registration fees, plus first-year insurance, moving and furnishing. Defaults are mid-range 2026 estimates; edit every figure. Author-calculation logic, verified against official schedules - confirm the solicitor's quote before committing.</p>
  <div style="display:grid;grid-template-columns:1fr 1fr;gap:.75rem 1rem;">
    <label style="font-size:.85rem;">Purchase price (€)
      <input id="cc-price" type="number" value="450000" style="width:100%;margin-top:.25rem;padding:.5rem;border:1px solid #cbd5e0;border-radius:6px;" />
    </label>
    <label style="font-size:.85rem;">Buyer type
      <select id="cc-buyer" style="width:100%;margin-top:.25rem;padding:.5rem;border:1px solid #cbd5e0;border-radius:6px;">
        <option value="ftb">First-time buyer (10% to €500k)</option>
        <option value="mover">Second/subsequent buyer (20%)</option>
      </select>
    </label>
    <label style="font-size:.85rem;">Solicitor incl. VAT (€)
      <input id="cc-sol" type="number" value="2300" style="width:100%;margin-top:.25rem;padding:.5rem;border:1px solid #cbd5e0;border-radius:6px;" />
    </label>
    <label style="font-size:.85rem;">Searches + outlays (€)
      <input id="cc-search" type="number" value="300" style="width:100%;margin-top:.25rem;padding:.5rem;border:1px solid #cbd5e0;border-radius:6px;" />
    </label>
    <label style="font-size:.85rem;">Survey (€)
      <input id="cc-survey" type="number" value="550" style="width:100%;margin-top:.25rem;padding:.5rem;border:1px solid #cbd5e0;border-radius:6px;" />
    </label>
    <label style="font-size:.85rem;">Lender's valuation (€)
      <input id="cc-val" type="number" value="200" style="width:100%;margin-top:.25rem;padding:.5rem;border:1px solid #cbd5e0;border-radius:6px;" />
    </label>
    <label style="font-size:.85rem;">Mortgage protection (€/month)
      <input id="cc-mpi" type="number" value="30" style="width:100%;margin-top:.25rem;padding:.5rem;border:1px solid #cbd5e0;border-radius:6px;" />
    </label>
    <label style="font-size:.85rem;">Home insurance (€/month)
      <input id="cc-hi" type="number" value="45" style="width:100%;margin-top:.25rem;padding:.5rem;border:1px solid #cbd5e0;border-radius:6px;" />
    </label>
    <label style="font-size:.85rem;">Moving (€)
      <input id="cc-move" type="number" value="600" style="width:100%;margin-top:.25rem;padding:.5rem;border:1px solid #cbd5e0;border-radius:6px;" />
    </label>
    <label style="font-size:.85rem;">Connections and setup (€)
      <input id="cc-conn" type="number" value="150" style="width:100%;margin-top:.25rem;padding:.5rem;border:1px solid #cbd5e0;border-radius:6px;" />
    </label>
    <label style="font-size:.85rem;">Furniture / white goods / snag (€)
      <input id="cc-furn" type="number" value="3500" style="width:100%;margin-top:.25rem;padding:.5rem;border:1px solid #cbd5e0;border-radius:6px;" />
    </label>
  </div>
  <div id="cc-results" style="margin-top:1.25rem;background:#f7fafc;border:1px solid #e2e8f0;border-radius:8px;padding:1rem 1.25rem;font-size:.95rem;"></div>
  <p style="font-size:.75rem;color:#a0aec0;margin:.75rem 0 0;">Estimates only, not financial advice. Stamp duty and PRA fees follow the official 2026 schedules; mortgage protection and home insurance are monthly figures annualised in year one.</p>
</div>

<script>
(function () {
  function fmt(n) { return '€' + Math.round(n).toLocaleString('en-IE'); }
  function stampDuty(price) {
    var sd = 0;
    sd += 0.01 * Math.min(price, 1000000);
    if (price > 1000000) sd += 0.02 * Math.min(price - 1000000, 500000);
    if (price > 1500000) sd += 0.06 * (price - 1500000);
    return sd;
  }
  function praTransfer(price) {
    if (price <= 50000) return 400;
    if (price <= 200000) return 600;
    if (price <= 400000) return 700;
    return 800;
  }
  function deposit(price, ftb) {
    if (ftb) return 0.10 * Math.min(price, 500000) + 0.20 * Math.max(0, price - 500000);
    return 0.20 * price;
  }
  function render() {
    var price = parseFloat(document.getElementById('cc-price').value) || 0;
    var ftb = document.getElementById('cc-buyer').value === 'ftb';
    var sol = parseFloat(document.getElementById('cc-sol').value) || 0;
    var search = parseFloat(document.getElementById('cc-search').value) || 0;
    var survey = parseFloat(document.getElementById('cc-survey').value) || 0;
    var val = parseFloat(document.getElementById('cc-val').value) || 0;
    var mpi = parseFloat(document.getElementById('cc-mpi').value) || 0;
    var hi = parseFloat(document.getElementById('cc-hi').value) || 0;
    var move = parseFloat(document.getElementById('cc-move').value) || 0;
    var conn = parseFloat(document.getElementById('cc-conn').value) || 0;
    var furn = parseFloat(document.getElementById('cc-furn').value) || 0;

    var dep = deposit(price, ftb);
    var stamp = stampDuty(price);
    var pra = praTransfer(price) + 175; // transfer + mortgage registration estimate
    var closing = stamp + sol + search + survey + val + pra;
    var year1 = mpi * 12 + hi * 12 + move + conn + furn;
    var totalAbove = closing + year1;
    var cashAllIn = dep + closing + year1;
    var pctClose = price > 0 ? (closing / price * 100) : 0;
    var pctAll = price > 0 ? (totalAbove / price * 100) : 0;

    var el = document.getElementById('cc-results');
    var rows =
      '<div style="display:grid;grid-template-columns:1fr 1fr;gap:.5rem 1rem;">' +
      '<div><span style="color:#4a5568;">Deposit ' + (ftb ? '(10% to €500k)' : '(20%)') + ':</span><br><strong>' + fmt(dep) + '</strong></div>' +
      '<div><span style="color:#4a5568;">Stamp duty (1%/2%/6%):</span><br><strong>' + fmt(stamp) + '</strong></div>' +
      '<div><span style="color:#4a5568;">Legal + searches:</span><br><strong>' + fmt(sol + search) + '</strong></div>' +
      '<div><span style="color:#4a5568;">Survey + valuation:</span><br><strong>' + fmt(survey + val) + '</strong></div>' +
      '<div><span style="color:#4a5568;">Land Registry (transfer + mortgage):</span><br><strong>' + fmt(pra) + '</strong></div>' +
      '<div><span style="color:#4a5568;">Closing costs subtotal (' + pctClose.toFixed(1) + '% of price):</span><br><strong style="color:#2b6cb0;">' + fmt(closing) + '</strong></div>' +
      '<div><span style="color:#4a5568;">First-year costs (insurance, move, setup, furnishing):</span><br><strong>' + fmt(year1) + '</strong></div>' +
      '<div><span style="color:#4a5568;">Cash above the deposit (' + pctAll.toFixed(1) + '% of price):</span><br><strong style="color:#c53030;">' + fmt(totalAbove) + '</strong></div>' +
      '<div><span style="color:#4a5568;">Total cash needed (deposit + everything):</span><br><strong>' + fmt(cashAllIn) + '</strong></div>' +
      '</div>' +
      '<p style="margin:.75rem 0 0;padding-top:.75rem;border-top:1px solid #e2e8f0;font-size:.85rem;">Typical Dublin FTB budget check: on ' + fmt(price) + ', expect about ' + fmt(totalAbove) + ' above the deposit in year one. Keep this cash liquid - the mortgage funds the house, not the fees.</p>';
    el.innerHTML = rows;
  }
  ['cc-price','cc-sol','cc-search','cc-survey','cc-val','cc-mpi','cc-hi','cc-move','cc-conn','cc-furn'].forEach(function (id) {
    document.getElementById(id).addEventListener('input', render);
  });
  document.getElementById('cc-buyer').addEventListener('change', render);
  render();
})();
</script>

Calculator checks: FTB deposit = 10% of the first €500,000 and 20% above; mover deposit = 20%; stamp duty = 1% to €1m, 2% on €1m-€1.5m, 6% above €1.5m (no 6% carve-out applied for 3+ apartments in one block – apartment investors should adjust); PRA = transfer band by price plus €175 mortgage registration estimate; year-one column annualises mortgage protection and home insurance and adds moving, connections and furnishing defaults (flat mid-estimates – raise the insurance, moving and furniture figures for larger homes). Verified against the Section 11 worked example: the €450,000 FTB default renders deposit €45,000, closing ~€8,825 and ~€13,975 above the deposit.

Related guides

• Help to Buy vs First Home Scheme
• Deposit & Mortgage Guide for FTBs
• How to Win a Bidding War
• Selling a House in Dublin 2026