How Much Does It Cost to Build a 3-Bedroom Two-Storey Home in Ireland?

Building your own home is one of life’s biggest ambitions — and one of the biggest financial commitments you’ll ever make.
Whether you’re planning a family home in County Wicklow, a new build near Dublin, or a countryside retreat in Kildare, understanding the real costs involved will help you plan smarter, avoid surprises, and stay on budget.

At EverBuild Property Services, we regularly help homeowners through every stage of the building process — from concept and planning permission to materials selection and final fit-out.
This detailed guide explains the current costs (2025) of building a 3-bedroom, 2-storey home with typical spaces like a kitchen, dining area, sitting room, utility, and attic office — including professional fees, materials, and construction breakdowns.

1. Understanding the Stages (and Where the Money Goes)

Before diving into figures, it’s important to understand that your total cost is made up of three major components:

1. Pre-Construction Costs – Planning permission, design, surveys, engineering, and compliance.

2. Construction Costs – Materials, labour, mechanical/electrical, finishes, and fit-out.

3. Post-Construction Costs – Utilities, landscaping, certifications, and final furnishings.

Each of these phases carries its own expenses — and skipping or underestimating one can derail your budget later.

2. Planning Permission and Pre-Construction Costs

Planning Permission Fees

In Ireland, most new homes require full planning permission from your local county council (unless it replaces an existing dwelling).
Typical costs include:

Item Description Approx. Cost (EUR)

Planning Application Fee Payable to the local authority€65–€90

Site Survey & MappingLand survey, boundaries, topography€500–€1,000

Architectural DrawingsDesign concept + planning submission drawings€2,000–€4,000

Planning Consultant (if required)For tricky sites or rural restrictions€500–€1,500

Engineering & Structural DesignRequired for foundations, drainage, roof, etc.€1,000–€2,500

BC(A)R & Assigned Certifier SetupMandatory for compliance and certification€800–€1,500

💡 Estimated Planning & Pre-Construction Total:
€5,000–€9,000, depending on the complexity of the site and the council area.

3. Architect and Professional Fees

Your architect or design professional plays a crucial role — from designing layouts that suit your lifestyle to ensuring compliance with Irish Building Regulations.
Architects can charge in several ways:

Service LevelDescriptionApprox. Cost Range

Planning Drawings Only

Basic design and planning submission €2,000–€4,000

Full Design + Tender Drawings

Detailed design for quotes and construction€4,000–€8,000

Project ManagementOversight through construction+5–8% of build cost

For a 3-bed, 2-storey house (≈150–180 m²), you can expect architectural and engineering fees of €8,000–€15,000, depending on whether full project management is included.

EverBuild often partners with RIAI-registered architects and chartered engineers to ensure drawings, BC(A)R documentation, and BER ratings are seamlessly handled.

4. Building Materials & Labour Costs (2025 Estimates)

Material and labour prices have risen sharply over the past few years due to global supply issues and energy costs.
For a modern, energy-efficient home built to NZEB (Nearly Zero Energy Building) standards, expect an average construction cost of €2,300–€2,800 per m², depending on design complexity and finishes.

Let’s break that down for a typical 170 m² (1,830 sq ft) 3-bedroom, 2-storey house with attic office.

CategoryDescriptionApprox. Cost (EUR)

Site Preparation & Foundations

Groundworks, drainage, concrete slab €20,000–€30,000

Structure & Walls

Blockwork or timber frame, insulation €35,000–€45,000

Roofing

Timber trusses, membranes, tiles/slates €18,000–€25,000

Windows & External Doors

Triple-glazed uPVC or alu-clad €12,000–€18,000

Plumbing & Heating

Pipework, radiators, underfloor heating, heat pump €15,000–€25,000

Electrical

Wiring, sockets, lighting, consumer units €8,000–€12,000

Plastering & Internal Walls

Skim coat, partitions, sound insulation €10,000–€14,000

Flooring & Tiling

Mix of tile, timber, carpet €8,000–€12,000

Kitchen & Utility Fit-Out

Cabinets, counters, sinks, appliances €12,000–€18,000

Bathrooms & Sanitary Ware

Three bathrooms average €8,000–€12,000

Painting & Decorating

Walls, ceilings, trim €6,000–€9,000

Stairs & Joinery

Timber stairs, doors, skirting €8,000–€11,000

Attic Conversion (Office)

Insulation, flooring, Velux, fit-out €10,000–€15,000

External Works

Driveway, paths, landscaping  €8,000–€12,000

💡 Estimated Core Construction Total:
€180,000 – €250,000, depending on materials, location, and energy specification.

5. Energy Efficiency & NZEB Upgrades

Since 2021, all new Irish homes must comply with Part L of the Building Regulations — achieving NZEB performance.
This means investing in higher-spec materials and systems such as:

UpgradeBenefitCost RangeAirtightness & Insulation UpgradesReduce heat loss€3,000–€6,000Heat Pump System (Air-to-Water)Replace traditional boiler€7,000–€12,000Solar PV PanelsOffset electricity€4,000–€7,000Triple Glazing & Thermal DoorsImprove comfort, BER rating€2,000–€4,000 extraMechanical Ventilation (MVHR)Fresh air, humidity control€3,000–€5,000

While optional upgrades increase initial spend, they drastically lower running costs — and SEAI grants can cover up to €6,000+ for retrofits and renewables.

6. Compliance, Certification & Post-Build Costs

After construction, you’ll need to complete several legal and certification steps before moving in:

ItemDescriptionApprox. CostAssigned Certifier / BC(A)R CompletionRequired for legal occupancy€800–€1,500BER CertificateBuilding Energy Rating assessment€200–€400Snag List InspectionIndependent quality check€250–€500Landscaping & DrivewayBasic topsoil and paving€3,000–€7,000Utilities Connections (ESB, Irish Water, Broadband)Varies by site€2,000–€5,000Contingency & Finishing TouchesCurtains, furniture, décor€5,000–€10,000

💡 Estimated Post-Build Total:
€12,000–€25,000 depending on finish level and site services.

7. Full Cost Summary (2025 Estimate)

CategoryCost Range (EUR)Planning, Design & Compliance€8,000 – €15,000Construction & Materials€180,000 – €250,000Energy Upgrades & NZEB Features€10,000 – €20,000Post-Build & Finishing€12,000 – €25,000

💰 Estimated Total Build Cost (Turnkey):
€210,000 – €310,000+ for a 170 m², 3-bedroom, 2-storey home with attic office.

Average Cost per m²: €2,300 – €2,800 (standard) or up to €3,000+ for premium finishes.
Keep in mind that rural sites in Wicklow or Kildare tend to cost less than city builds in Dublin due to labour rates and site logistics.

8. Factors That Influence Cost

Every site and design is unique. Key variables that can shift your budget include:

• Site conditions: Sloped, rocky, or wet sites increase groundwork costs.

• Access: Tight urban sites require more labour and logistics.

• Design complexity: Large glass panels, vaulted ceilings, or bespoke joinery raise costs.

• Material choice: Local vs imported materials, premium finishes, or eco upgrades.

• Labour availability: Construction demand in your area.

• Professional involvement: The more oversight and quality control, the smoother (but slightly costlier) the process.

9. How to Control Your Budget

• Get multiple quotes — at least three detailed, itemised tenders.

• Hire reputable builders — CIRI-registered contractors like EverBuild who provide transparent pricing and BC(A)R-compliant paperwork.

• Avoid scope creep — decide on finishes early; last-minute changes cost more.

• Stage payments — tie each payment to inspected milestones (foundations, structure, roof, completion).

• Keep a contingency fund — 10–15 % covers hidden conditions or upgrades.

At EverBuild, we help clients plan realistic budgets from day one — so you know exactly where your investment is going and how to stay within limits.

10. Example Breakdown: 3-Bedroom Two-Storey Home (Summary)

ComponentDescriptionApprox. Cost (EUR)Planning & DesignArchitect, engineer, permission€8,000Site WorksExcavation, foundation, services€25,000Structure & EnvelopeWalls, roof, windows, doors€80,000Mechanical & ElectricalPlumbing, heating, electrics€35,000Interiors & FinishesFlooring, painting, kitchen, bathrooms€40,000Energy UpgradesInsulation, glazing, heat pump, solar€12,000Compliance & Final WorksBC(A)R, BER, landscaping, snagging€10,000Contingency (10%)Safety buffer€20,000

Total Estimated Cost: ≈ €230,000 – €280,000 (standard spec)
Premium energy-efficient or architectural designs may reach €320,000+.

Conclusion

Building a new home in Ireland involves more than bricks and mortar — it’s a process of planning, budgeting, and smart decision-making.
From planning permission and architects’ drawings to materials and final fit-out, every stage carries real costs — but also real opportunities to add value and efficiency.

At EverBuild Property Services, we combine construction expertise with transparent costing to help homeowners build confidently and compliantly.
Whether you’re at the design stage or ready to break ground, our team will guide you through every step — ensuring your dream home stays on budget, on schedule, and built to the highest Irish standards.

🏗️ Ready to Start Your Build?

Contact EverBuild Property Services today for an expert consultation and a fully itemised estimate for your new home, extension, or renovation.
We’ll help you turn your plans into a finished home — safely, efficiently, and within budget.

📞 Call us today or visit everbuild.ie for a free, no-obligation quote.