Renovating a house in Ireland costs anywhere from around €30,000–€60,000 for a cosmetic refresh to €1,500–€2,500 per m² for a light full renovation and €2,500–€4,000 per m² for a deep retrofit (indicative 2026 ranges). A 100 m² 3-bed semi taken back to a full, high-spec renovation commonly lands between €150,000 and €280,000. The level of work — not just the size of the house — is what sets the budget.
The three levels of renovation
Cosmetic refresh — decoration, flooring, light kitchen and bathroom updates, and minor repairs. No structural changes, no rewiring, no new windows. The cheapest route to a fresh-looking home.
Full renovation — new kitchen and bathrooms, rewiring, replumbing, new windows and doors, replastering, and decoration throughout. Services and finishes are renewed, but the structure largely stays.
Deep retrofit — a full renovation plus a comprehensive energy upgrade: wall, attic, and floor insulation, airtightness, high-performance windows, a heat pump, and often solar. The goal is a high BER and low running costs, and it attracts the largest SEAI grants.
Cost per square metre
| Renovation level | Indicative 2026 range (per m²) |
|---|---|
| Cosmetic refresh | from ~€30,000–€60,000 total |
| Light full renovation | €1,500–€2,500 |
| Deep / structural retrofit | €2,500–€4,000 |
| 100 m² 3-bed semi (full reno) | €150,000–€280,000 |
These are indicative 2026 ranges. Renovation pricing varies hugely with spec, condition, and location, so get at least three written quotes from contractors who have surveyed the property.
What affects the price
- Scope — cosmetic, full, or deep retrofit, as above. This is the dominant factor.
- Size — total floor area in m², since most works scale with it.
- Condition — damp, structural issues, dangerous wiring, or a failing roof must be fixed before finishes go in.
- Spec level — standard versus high-end kitchens, bathrooms, flooring, and joinery can swing the budget by tens of thousands.
- Structural changes — removing walls, extensions, attic conversions, and reconfiguring layouts add design, engineering, and build cost.
- Services — full rewiring, new plumbing, and a new heating system.
Worked example: 3-bed semi (≈100 m²)
A realistic full renovation of a tired 100 m² 3-bed semi might break down as:
- Strip-out, repairs, and replastering: €15,000–€30,000
- Rewiring and replumbing: €15,000–€30,000
- New kitchen and bathrooms: €25,000–€50,000
- Window replacement and doors: €8,000–€18,000
- Insulation, airtightness, and a heat pump (deep retrofit): €30,000–€70,000
- Flooring, painting, and finishes: €15,000–€30,000
Add design fees, VAT, and a contingency of 10–15%, and a comprehensive job comfortably reaches €150,000–€280,000. A lighter, more cosmetic version of the same house can be done for a fraction of that.
Sequencing a renovation
Order matters and saves money. A typical sequence is: structural and roof works first, then first-fix services (wiring and plumbing in the walls), then insulation and airtightness, then plastering, then second-fix services, kitchens and bathrooms, and finally flooring and painting. Doing energy measures while the walls are already open — rather than retrofitting them later — avoids paying twice for making good and decoration.
Grants and deep retrofit
This is where a renovation can pay for itself. If you are renovating anyway, bundling energy measures captures SEAI grants that you would otherwise miss. A deep retrofit can attract grants toward insulation, windows, a heat pump, and solar, and a managed One Stop Shop route can simplify the paperwork.
Start with our SEAI grants guide for the full menu of supports, then read how to improve your BER rating to plan the energy works in the right order. For the single biggest fabric upgrade, see external wall insulation cost. Doing all of this during the renovation — while scaffolding is up and walls are open — is far cheaper than coming back to it later.
Pricing individual elements? See our guides to rewiring, windows, and replastering, or start with the SEAI grants guide.