Home renovation costs in Ireland typically range from €800 to €1,500 per m2 for a basic refresh, up to €2,500 per m2 or more for a full renovation involving structural work, new plumbing, and rewiring. For a typical three-bed semi in Dublin, a full home renovation runs between €150,000 and €250,000. This guide explains what to budget for each major part of the house, what drives price up, and where you can realistically save without cutting corners
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Cost ranges based on 2025 Irish market data. Figures are per m² for the area being renovated and include labour and materials but exclude VAT, professional fees, and contingency (shown separately above). Professional fees for architects, engineers, and surveyors typically add 8–15% on larger projects. Dublin labour costs tend to run higher than the national average. A written quote from a contractor who has visited your property is the only accurate figure for your specific home.
Why Do Home Renovation Costs Vary So Much in Ireland?
This is the question we get asked more than any other on a first meeting. Someone’s neighbour spent €40,000 renovating and it looked brilliant. Someone else they know spent €80,000 and was still disappointed. Same type of house, different results.
The honest answer is that renovation costs in Ireland swing dramatically based on four things.
The condition of the house
This is the big one. A house with solid walls, good joists, working electrics, and no damp is a completely different project to a house that hasn’t been touched since the 1970s. Opening up walls and floors in older homes regularly turns up surprises: rotten timber, outdated wiring that needs replacing, plumbing that hasn’t seen a wrench in thirty years. You cannot know what’s behind the tiles until someone removes them.
The scope of the work
A cosmetic refresh, new floors, fresh paint, a couple of new light fittings, is very different from a project that involves knocking walls, moving plumbing, rewiring, and re-plastering. Both are called ‘renovations’. They have very little else in common.
Location
Labour costs in Dublin run 15 to 20% higher than the rest of the country, according to data from renovationdublin.ie (2025). Tradespeople are in high demand across the city, parking and access add time and cost, and skip hire in central Dublin areas costs noticeably more than in rural counties.
The materials you choose
The difference between standard laminate flooring and solid oak is about €50 per m2. Multiply that across a whole house and it adds up quickly. The same logic applies to tiles, kitchen units, bathroom suites, windows, and doors.
What Are the Typical Home Renovation Costs Per Square Metre in Ireland?
The most useful way to think about renovation costs is in bands, not single figures. Here is how the numbers generally work for Irish homes in 2026.
| Renovation level | Cost per m² | What it typically includes |
|---|---|---|
| Light refresh | €800 – €1,200 | New flooring, painting throughout, light fittings, minor carpentry. No plumbing or electrical work. |
| Mid-range renovation | €1,500 – €2,500 | New kitchen, bathroom upgrade, some rewiring, insulation, new windows and doors. |
| Full renovation | €2,500 – €3,500+ | Structural changes, full rewire, new plumbing runs, replastering, new kitchen and bathrooms throughout. |
| High-end or period property | €3,500 – €5,000+ | Bespoke finishes, heritage works, significant structural alterations, specialist trades. |
A quick way to do a rough sense-check on your project: take the floor area you plan to renovate, multiply by the band that fits your scope, then add your contingency on top. It will not be exact, but it will tell you immediately whether the quotes you are getting are in the right universe.
Home Renovation Cost Breakdown by Room
Looking at renovation costs room by room is usually more useful than thinking per square metre, because some rooms cost far more per square metre than others. A kitchen or bathroom involves trades that a living room does not.
Sources: Build Me project data and 2026 Irish market benchmarks. All figures are for supply and installation in Ireland. Kitchen and bathroom costs depend heavily on layout changes and material specification. Extension costs are per m² of new floor area. Rewire and re-plumbing costs are for a standard three-bed semi. Insulation costs are for a typical semi-detached; SEAI grant support can significantly reduce the net cost. Add 15% contingency and 8–15% professional fees for larger projects. Dublin labour typically runs 15–20% above these ranges.
Kitchens
A kitchen renovation in Ireland typically costs between €15,000 and €40,000, depending on the size of the space and the quality of units and appliances you choose. A basic upgrade with flat-pack units and mid-market worktops comes in at the lower end. A bespoke fitted kitchen with quartz worktops and integrated appliances sits at the top.
Keep the existing layout and you keep costs down. Moving the sink or the cooker means moving plumbing or gas pipework, which adds significantly to the bill. It is not always avoidable, but it is always worth asking whether it is necessary.
| Trade tip: Buy your kitchen units directly from a trade supplier rather than through your contractor and you will typically save 10 to 15% on materials. Agree this arrangement upfront. Some contractors build their margin into the supply, so it is worth having the conversation before quotes are finalised. |
Bathrooms
A full bathroom renovation in Ireland costs between €5,000 and €15,000 for a standard bathroom, with Dublin prices typically 15 to 20% above the national average. A small bathroom refurbishment (under 4m2) in Dublin runs to around €5,500 to €6,500 on average. Wet rooms and luxury refits can push past €12,000.
The same rule applies here as in the kitchen: do not move the plumbing unless you have to. Repositioning even one outlet adds €800 to €1,500 to the cost. If you are also thinking about a full bathroom renovation, our detailed bathroom renovation cost guide for Dublin covers every cost factor in depth.
| Trade tip: Have your suite dimensions confirmed and on paper before you brief the tiler. The tiler prices based on the finished wall and floor area. If the suite changes after tiling starts, cuts get wasted and you pay again. This is one of the most avoidable cost increases we see on bathroom jobs. |
House Extension
A single-storey rear extension in Dublin costs between €35,000 and €70,000 for a standard 20m2 to 30m2 kitchen-diner build. Two-storey extensions start at around €70,000 and can go significantly higher depending on structural complexity and finish. Dublin prices reflect the higher labour and access costs in the city relative to the rest of the country.
Planning permission is required for most extensions above 40m2 or those that affect the external appearance of the property in certain ways. For smaller rear extensions, exempted development rules may apply, but this is always worth confirming with your local authority before work starts.
| Trade tip: The cheapest time to add underfloor heating to an extension is during the initial build, when the floor is already being formed. Retrofitting it afterwards means lifting a finished floor. If you are even 50% likely to want it eventually, spec it in now. The cost difference is significant. |
Full Rewire
A complete rewire of a standard three-bed semi in Ireland costs between €7,000 and €20,000, including making good walls and ceilings where cables have been chased in. All electrical work must be carried out by an RECI-registered electrician. This is a legal requirement in Ireland, not a preference.
If your house has not been rewired since before 2000, it is worth getting an electrical inspection done as part of your renovation planning. Old wiring does not always fail visibly. It just fails.
Re-Plumbing
Replacing the plumbing in a three-bed semi typically costs between €6,000 and €12,000, depending on how much pipework needs replacing and whether the layout is changing. If you are adding a bathroom or extending, the cost will be higher. All gas work must be carried out by an RGI-registered plumber.
Insulation and Energy Upgrades
Insulating a home properly is one of the highest-return renovation investments you can make in Ireland, both for comfort and for the effect it has on your energy bills and BER rating. Attic insulation typically costs €1,000 to €2,000 installed. External wall insulation runs from €8,000 to €18,000 for a standard semi, depending on the size and the product used.
The good news is that SEAI grants cover a significant portion of these costs. A full retrofit completed through the SEAI One Stop Shop scheme can attract grants of €25,000 or more depending on the works involved and your home’s current BER rating. Between 2019 and the end of 2025, the Irish Government invested €1.67 billion supporting upgrades in over 244,000 homes (SEAI, 2025). Worth investigating before you budget for these works without grants.
What SEAI Grants Are Available for Home Renovation in Ireland?
If your renovation includes any energy efficiency work, you should be applying for SEAI grants. The Better Energy Homes scheme, administered by the Sustainable Energy Authority of Ireland, covers a range of common renovation upgrades (SEAI, 2025).
| Upgrade Type | Maximum Grant Available (2025) |
|---|---|
| Attic insulation | Up to €1,500 |
| Cavity wall insulation | Up to €1,700 |
| External wall insulation | Up to €8,000 (detached) |
| Internal wall insulation | Up to €4,500 (detached) |
| Heat pump system | Up to €12,500 |
| Solar PV panels | €1,800 (with 0% VAT on supply and installation) |
| New windows and doors | Available from March 2026 |
Grant amounts vary depending on your property type (detached, semi-detached, terraced, apartment) and whether you are applying through the Better Energy Homes scheme or the One Stop Shop scheme. Always check current amounts at seai.ie before you budget, as grant values are updated regularly. The most recent increase, in February 2026, raised maximum grants for cavity wall insulation, attic insulation, and heat pump systems.
If your renovation is a full deep retrofit bringing the home to a BER of B2 or better, the One Stop Shop scheme manages the whole process for you and deducts the grant from the cost upfront. You can also access the Home Energy Upgrade Loan, a government-backed scheme offering rates from 2.99% through PTSB, AIB, Bank of Ireland, and others.
What Actually Pushes Home Renovation Costs Up in Ireland?
In our experience, this is what tends to move a renovation budget significantly above the initial estimate.
- Discovering damp or structural damage. Once walls and floors come up, issues that were invisible before become unavoidable. Old houses in particular carry risk here.
- Moving plumbing or structural walls. These are multiplier costs. Moving a soil stack in an older Dublin terrace can add €3,000 to €5,000 to the plumbing bill alone.
- Upgrading outdated systems to meet building regulations. Current Part L regulations (energy efficiency) and Part M (accessibility) requirements apply to renovation work in Ireland. This is not optional, and compliance costs money.
- Underestimating professional fees. Architects, engineers, and project managers typically charge 8 to 15% of the total project cost for larger jobs. On a €200,000 renovation, that is €16,000 to €30,000 in fees before a single wall comes down.
- Not having materials on site before work starts. Trades sitting idle waiting for a delivery is one of the most avoidable costs in any renovation. It is also one of the most common.
- Scope creep. You start with a kitchen and bathroom. Then it makes sense to do the floors while the house is already disrupted. Then the roof needs pointing while the scaffolding is up. Each decision is logical in isolation. Collectively, they can double your original budget.
How Do You Manage a Home Renovation Budget in Ireland?
Here is what actually works, based on our experience:
- Get a building survey before you finalise your budget. A qualified surveyor will identify structural issues, damp, wiring condition, and anything else that could affect your costs. This costs a few hundred euro and could save you tens of thousands.
- Get at least three written quotes. Make sure each contractor has visited the property and is quoting for the same scope of work. A quote without a site visit is not a quote.
- Set your contingency at 15%, not 10%. The 10% rule is fine for a new build. For an existing house, 15% is more realistic. In a house built before 1970, some contractors would go to 20%.
- Do not pay large sums upfront. Stage payments tied to project milestones are standard practice in Ireland. A reasonable deposit to secure materials and schedule is normal. Paying half the job before anyone arrives is not.
- Prioritise structural and essential work first. Fix what is broken before you make things beautiful. There is no point tiling a bathroom that will need to be ripped out in two years because the plumbing underneath was not addressed.
- Separate your wants from your needs. Write down everything you want to do. Then mark what is genuinely necessary for the house to function properly, and what is cosmetic or aspirational. When the budget gets tight, you know what to cut.
The Bottom Line
Home renovation costs in Ireland vary enormously, but they are not a mystery if you approach the project with a clear scope, realistic numbers, and a proper contingency. Know what condition your house is in before you commit to a budget. Get written quotes from contractors who have actually seen the property. Apply for whatever SEAI grants are relevant before you start any energy upgrade work.If you are planning a renovation project in Dublin and want an honest, detailed quote before committing to anything, our house renovation service covers everything from initial survey to final handover. We are happy to walk you through what your specific home is likely to cost before you sign anything.
Frequently Asked Questions
How much does a full home renovation cost in Ireland?
A full home renovation in Ireland typically costs €1,200 to €2,500 per square metre, depending on the scope of work. Renovating a standard 100 m² house usually costs between €120,000 and €250,000, particularly if the project includes structural changes, rewiring, plumbing upgrades, and new finishes.
What is the average cost to renovate a 3-bedroom house in Ireland?
Renovating a standard three-bedroom semi-detached house usually costs between €80,000 and €180,000. Basic cosmetic upgrades fall at the lower end, while full renovations including structural work, insulation upgrades, and new kitchens and bathrooms sit at the higher end.
What factors affect home renovation costs in Ireland?
Several factors influence renovation costs, including:
Size and age of the property
Structural changes or layout alterations
Electrical and plumbing upgrades
Insulation and energy efficiency improvements
Kitchen and bathroom installations
Quality of materials and finishes
Older properties often require additional work to meet modern building and energy standards, which can increase the overall budget.
Are there grants available for home renovations in Ireland?
Yes. Several government schemes can help reduce renovation costs. The SEAI Better Energy Homes Scheme offers grants for insulation, heat pumps, and energy upgrades, while the Vacant Property Refurbishment Grant can provide up to €50,000–€70,000 for renovating vacant or derelict homes.
Is renovating a house cheaper than building an extension?
In many cases, internal renovation is cheaper than building new floor space. Renovation work typically costs €1,200–€2,500 per m², while extensions often cost €2,200–€3,500 per m², depending on design and structural requirements.
