New build prices in Ireland
What new homes sold for beside the second hand homes around them, from the Property Price Register, with the tax the register leaves off added back.
In 2025 the median new build in the State sold for €440,000 and the median second hand home for €345,000.
That puts new builds 28% above second hand homes, over 13,501 new build sales and 45,312 second hand ones.
Read this before the numbers
Every new build figure on this page is reconstructed rather than recorded. Stamp Duty is not charged on Value Added Tax, so a new home goes on the register at its price before the tax: 17.5% of the sales on the new build side arrived that way. Each one has been multiplied by 1.135 to get back to what the buyer actually paid, which is Revenue’s own worked example run backwards. Second hand figures need no such adjustment and are exactly as filed.
Revenue says: “To work out the VAT-exclusive price, you divide €400,000 by 1.135 (€400,000 ÷ 1.135).” Checked 11 August 2026. The guide on why a register price is not what was paid goes through it in full.
The shape of it
Year by year, across the State
| Year | New build | Second hand | Gap |
|---|---|---|---|
| 2010 | €215,000(5,175) | €215,000(14,727) | 0% |
| 2011 | €181,312(2,816) | €180,000(14,534) | 1% |
| 2012 | €167,001(3,017) | €155,000(20,654) | 8% |
| 2013 | €135,000(3,751) | €149,000(24,743) | -9% |
| 2014 | €165,000(5,330) | €151,000(37,225) | 9% |
| 2015 | €191,815(6,145) | €165,000(41,349) | 16% |
| 2016 | €271,916(6,668) | €178,000(41,338) | 53% |
| 2017 | €300,000(9,099) | €200,000(43,245) | 50% |
| 2018 | €330,000(10,576) | €215,000(43,569) | 53% |
| 2019 | €340,000(10,427) | €225,000(44,856) | 51% |
| 2020 | €350,000(8,652) | €225,000(38,243) | 56% |
| 2021 | €350,000(8,979) | €250,000(48,009) | 40% |
| 2022 | €380,000(10,413) | €275,000(49,429) | 38% |
| 2023 | €405,000(11,239) | €290,000(48,503) | 40% |
| 2024 | €429,632(11,878) | €315,000(45,614) | 36% |
| 2025 | €440,000(13,501) | €345,000(45,312) | 28% |
| 2026* | €455,000(8,375) | €360,000(26,899) | 26% |
Sale counts in brackets. A year marked with an asterisk is still running and is not comparable with a full one.
Widest gap first
County by county
- Leitrim€416,350 against €194,000
New builds 115% above second hand in 2025, over 34 new build sales.
- Roscommon€385,000 against €190,000
New builds 103% above second hand in 2025, over 48 new build sales.
- Donegal€329,694 against €175,000
New builds 88% above second hand in 2025, over 120 new build sales.
- Mayo€383,779 against €210,000
New builds 83% above second hand in 2025, over 95 new build sales.
- Sligo€369,000 against €221,500
New builds 67% above second hand in 2025, over 151 new build sales.
- Waterford€384,999 against €255,000
New builds 51% above second hand in 2025, over 377 new build sales.
- Monaghan€332,500 against €222,500
New builds 49% above second hand in 2025, over 52 new build sales.
- Laois€374,999 against €252,750
New builds 48% above second hand in 2025, over 447 new build sales.
- Cavan€340,001 against €230,000
New builds 48% above second hand in 2025, over 65 new build sales.
- Kerry€412,362 against €280,000
New builds 47% above second hand in 2025, over 82 new build sales.
- Limerick€415,700 against €287,750
New builds 44% above second hand in 2025, over 395 new build sales.
- Tipperary€337,191 against €240,000
New builds 40% above second hand in 2025, over 196 new build sales.
- Louth€395,000 against €285,000
New builds 39% above second hand in 2025, over 753 new build sales.
- Kilkenny€401,463 against €292,000
New builds 37% above second hand in 2025, over 228 new build sales.
- Wexford€375,000 against €275,000
New builds 36% above second hand in 2025, over 366 new build sales.
- Clare€377,955 against €280,000
New builds 35% above second hand in 2025, over 168 new build sales.
- Carlow€344,999 against €260,000
New builds 33% above second hand in 2025, over 64 new build sales.
- Offaly€340,975 against €260,000
New builds 31% above second hand in 2025, over 90 new build sales.
- Cork€424,998 against €330,000
New builds 29% above second hand in 2025, over 2,047 new build sales.
- Galway€430,000 against €335,000
New builds 28% above second hand in 2025, over 592 new build sales.
- Westmeath€375,000 against €292,500
New builds 28% above second hand in 2025, over 245 new build sales.
- Meath€444,999 against €360,000
New builds 24% above second hand in 2025, over 1,027 new build sales.
- Kildare€460,000 against €405,000
New builds 14% above second hand in 2025, over 1,307 new build sales.
- Dublin€514,999 against €482,000
New builds 7% above second hand in 2025, over 3,692 new build sales.
- Wicklow€464,999 against €440,000
New builds 6% above second hand in 2025, over 850 new build sales.
- Longford€157,481 against €186,000
New builds 15% below second hand in 2025, over 10 new build sales.
What the gap is not
It is not the price of newness. A new build and a second hand home are two different kinds of house, and in most of the country they are not even the same size. Outside the cities a large share of new build sales are one off houses built on a site, while the second hand stock around them is older and smaller, so the gap is wide. In Dublin, where new builds are mostly estate and apartment schemes and the second hand stock is expensive, the gap nearly closes.
The register carries no floor area, so none of this can be settled with a price per square metre. What it can tell you is what changed hands, which is what is above.
If you are buying one
The schemes that only apply to new builds
- Help to Buy, which applies to new builds and self builds only, and not to a second hand house however recently it was built.
- Stamp Duty, which on a new build is charged on the price before VAT rather than on what you pay.
- What you can borrow, which decides the price either way.
Where this comes from
The Property Price Register, published by the Property Services Regulatory Authority, used under the Creative Commons Attribution 4.0 licence. Imported 9 September 2026. Sales that were not at arm’s length are excluded from both sides, and a median is printed only where at least ten sales sat behind it on that side in that year.
Guides
Worth reading beside this
What you can borrow, and the fifteen per cent that breaks the rule
Four times income for a first time buyer, three and a half for everybody else, ten per cent deposit. Banks may lend above those limits on a share of their book.
Help to Buy and the First Home Scheme, and where each stops
Help to Buy is the lowest of three amounts, and the third one catches most people. What each limit is and which one binds first.
Sale agreed to closing, and what is actually happening
Sale agreed binds nobody. What happens between then and the keys, roughly how long each part takes, and where the time actually goes.