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What is the average cost per square metre to build a house in Ireland?

Cost per square metre is the standard way of pricing a house in Ireland at feasibility stage, but the rate is not fixed nationally and changes with specification, location and market conditions. Rates published by the SCSI and by quantity surveyors are averages for defined building types, so they should always be adjusted for your own design and site before being used as a budget.

A cost per square metre rate is simply total construction cost divided by gross internal floor area. It is a convenient early benchmark because it lets you compare a proposed design against similar completed projects, but it hides a great deal of detail. A compact two-storey house is usually cheaper per square metre than a single-storey house of the same area, because foundation and roof area per square metre of accommodation is lower.

Published rates also vary in what they include. Some cover the building only; others include external works, professional fees or VAT. Before using any rate, check the basis on which it was compiled, and confirm whether it is a construction cost or an all-in development cost.

Adjusting a published rate to your project

When applying a per-square-metre rate, allow for:

  • Building form — single storey, two storey, dormer or complex roof geometry
  • Ground conditions and any abnormal foundation or site works
  • Specification level, particularly windows, insulation and heating systems
  • Regional cost differences and current tender market conditions
  • Whether the rate includes VAT, fees, levies and external works

Where to check current rates

The SCSI publishes construction cost commentary and tender price information for the Irish market, and chartered quantity surveyors prepare project-specific cost plans. Because rates move with material and labour prices, always use the most recent published figures and confirm them with a professional before setting a budget.

Sources

Last reviewed 25 August 2026. General information only — not legal or planning advice.

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