New Build Properties

It gives you important protection. A structural guarantee scheme such as HomeBond provides cover against major structural defects in a new home, typically for up to ten years. If a registered builder becomes insolvent or fails to put right a structural defect, the scheme can step in to cover the cost of repairs. Choosing a home built by a registered builder therefore adds a valuable layer of financial security and peace of mind.

A Price Variation Clause is a provision in the Building Agreement that allows the builder to adjust the contract price if certain costs change during construction, most commonly the cost of materials, labour, or VAT. The clause passes some of the risk of cost increases from the builder to you as the buyer. Wherever possible, your solicitor will seek to have the clause removed or tightly limited. In the current market, builders frequently insist on retaining a clause that permits adjustment if the rate of VAT changes, but broader variations should be challenged. You should never sign a Building Agreement containing such a clause without first taking legal advice.

Stamp duty on residential property in Ireland is charged at 1% on the portion of the price up to €1 million, 2% on the portion between €1 million and €1.5 million, and 6% on any portion above €1.5 million. For a new build, the duty is calculated on the price excluding VAT. VAT is currently charged at 13.5% on new houses, and at a reduced rate of 9% on completed apartments (a Budget 2026 measure that applies to apartment sales between 8 October 2025 and 31 December 2030). Where you buy a site together with a separate building agreement, both scenarios are treated as a single residential transaction, and stamp duty at 1% is applied to the combined (VAT-exclusive) cost of the site and the construction works. Your solicitor will calculate your exact liability and arrange payment to the Revenue Commissioners on your behalf. You can read more on our stamp duty page.

Once construction is finished and a Certificate of Compliance on Completion has been issued, the builder’s solicitor will serve a Completion Notice on your solicitor. This usually requires you to complete the purchase within a short period, often two weeks. During that window, you will need to draw down your mortgage, satisfy any final conditions set by your lender, and arrange for the property to be inspected so that a snag list can be prepared and sent to the builder. Once completion takes place, the keys are released and ownership transfers to you. Your solicitor will then register your ownership with Tailte Éireann (the state body responsible for the Land Registry) and ensure that stamp duty is paid within the statutory deadline.

Yes. The Help to Buy scheme is a tax refund that can be claimed by first-time buyers who purchase or self-build a new home. The maximum refund is currently €30,000, or 10% of the purchase price, whichever is lower, and the scheme applies to properties valued at up to €500,000. You must take out a mortgage of at least 70% of the purchase price and live in the property as your principal private residence for at least five years. The scheme has been extended to run until 31 December 2029. Applications are made directly to the Revenue Commissioners, but your solicitor will confirm the interaction between the scheme and your purchase contract.

Yes, the two schemes can generally be used together. The First Home Scheme is a shared equity scheme in which the State takes a percentage stake in your property in exchange for contributing towards the purchase price. It is aimed at first-time buyers, and certain other eligible buyers, who cannot bridge the gap between their mortgage and deposit and the cost of a new home. Eligibility rules, regional price ceilings, and the size of the equity share all need to be considered carefully before you apply, and your solicitor will review the scheme documents before you sign.

Under the Building Control (Amendment) Regulations, every new build must have an Assigned Certifier, typically a registered architect, engineer, or building surveyor, who is responsible for inspecting the works and certifying that they comply with the Building Regulations. The Assigned Certifier signs a Certificate of Compliance on Completion, which is lodged with the Building Control Management System. Your solicitor will check that this certification is in order before you complete the purchase, as lenders generally require it before releasing the loan funds.

Yes, it is strongly recommended. Although a new build will have been inspected by the Assigned Certifier and, where applicable, by inspectors from the structural defects insurance scheme, an independent snag list survey is still the best way to identify minor defects and unfinished items that the builder should address before completion. The snag list does not replace the statutory certification process, but it ensures that the property is handed over in the condition you are entitled to expect.

Yes. Your mortgage lender will not release the loan funds until a buildings insurance policy is in place, noting the lender’s interest, from the date of completion. You should arrange cover in good time so that any queries raised by your lender can be dealt with before your closing date. Buildings insurance is separate from, and additional to, any structural defects insurance provided by HomeBond or an equivalent scheme.