For a standard residential purchase subject to the ordinary rates, Irish stamp duty is calculated in bands: 1% on the first €1 million, 2% on the next €500,000 and 6% on the portion above €1.5 million. The higher rate applies to the relevant portion, not automatically to the whole price.
Standard residential bands
| Part of chargeable consideration | Rate |
|---|---|
| First €1,000,000 | 1% |
| Above €1,000,000 up to €1,500,000 | 2% |
| Above €1,500,000 | 6% |
Revenue’s rates are national: buying in Galway rather than another county does not itself create a different residential stamp duty band. Confirm the rules applying to the instrument and transaction with your solicitor.
Work through the bands
| Illustrative consideration | Calculation | Duty |
|---|---|---|
| €350,000 | €350,000 × 1% | €3,500 |
| €1,200,000 | €1,000,000 × 1% + €200,000 × 2% | €14,000 |
| €1,600,000 | €1,000,000 × 1% + €500,000 × 2% + €100,000 × 6% | €26,000 |
These examples assume the amount shown is the chargeable consideration and the standard residential rates apply, without a relief or special transaction rule. They are planning illustrations, not a tax calculation for a specific purchase.
Where a simple estimate can go wrong
- Treating the amount borrowed as the taxable purchase amount.
- Applying the highest band to the whole price.
- Assuming first-time buyer status automatically removes stamp duty.
- Using an ordinary single-home example for a gift, mixed-use property, multiple-property acquisition or another special transaction.
Ask your solicitor to confirm the chargeable amount, applicable rates and any relief or special rule. Do not carry an estimate across from another transaction merely because its advertised price is similar.
Keep tax separate in the closing budget
Record stamp duty separately from the deposit, professional fees and registration costs. Request an itemised completion statement showing what must be funded and when. This makes it easier to spot whether a quoted total includes tax or only the solicitor’s professional fee.
Before transferring funds, obtain transaction-specific confirmation of the amount and payment arrangements. For unusual purchases, resolve the tax treatment before treating an online illustration as part of a binding purchase plan. This guide is general information, not personal tax or legal advice.
Check the number you put into a calculator
- Price
- Start with the transaction's chargeable consideration, not the mortgage amount.
- Special case
- Flag gifts, mixed use, reliefs or multiple-property acquisitions to the solicitor.
- Budget
- Keep the estimated duty separate from legal fees so a combined quote does not cause double counting.
Your next step
Separate stamp duty from your solicitor’s fees