Renovating Irish Homes: Costs and Strategies for First-Time Buyers

Ireland’s high property prices present a significant challenge for first-time buyers. Often, the options narrow to new-build homes – frequently located outside urban centers – or properties requiring renovation. While a fixer-upper can offer a more central location, understanding the costs and potential strategies is crucial before committing to a renovation project.

The Appeal of Renovation and Initial Considerations

For prospective buyers with the necessary savings, a renovation project can be an attractive path to homeownership. However, navigating the process requires careful planning. Architect John Dobbin of Dobbin + Company Architects suggests a phased approach, beginning with improvements to enhance livability before considering a complete makeover. A key consideration is understanding current renovation costs, which, according to research from the Society of Chartered Surveyors Ireland (SCSI), range from €1,500 to €2,500 per square meter. New building costs for extensions are estimated between €2,500 and €3,500 per square meter, excluding VAT and professional fees.

Case Study: Renovating a Kilmainham Terrace House

To illustrate renovation possibilities, architect John Dobbin examined a two-bedroom mid-terrace property at 22 Faulkner Terrace in Kilmainham, Dublin 8, currently on the market for €395,000. The property spans 63 square meters (678 square feet) and has a G Building Energy Rating (BER). Dobbin proposed two renovation scenarios: a first-step renovation for immediate improvement and a more extensive complete makeover.

First-Step Renovation: Improving Flow and Functionality

Dobbin identified a primary issue with the existing layout: the bathroom and utility room at the rear of the house disconnect the interior from the garden. The kitchen/dining space feels isolated in the center of the plan. The property also suffers from a living space that functions as a corridor. His proposed first-step renovation includes:

• Rearranging the ground-floor layout to improve flow.
• Maintaining the existing staircase.
• Widening the front hallway by reducing the size of the existing living room.
• Converting the existing living room into the main bedroom, incorporating triple-glazed windows to mitigate road noise.
• Relocating the bathroom and utility room to the center of the plan.
• Extending the footprint into the side garden to create a modern kitchen/dining/living space with access to the garden.
• Adding roof lights to the new living space to maximize natural light, given the north-facing garden.
• Maximizing space upstairs by removing dated built-in storage.
• Adding a rear window to the larger bedroom to create a dual-aspect room.
• Adding a new bathroom above the ground-floor extension.

This approach would expand the house from 63 square meters to approximately 90 square meters. Using a cost estimate of €2,000 per square meter for the existing footprint and €3,000 per square meter for the 27 square meter extension, the estimated cost would be around €207,000.

Complete Makeover: Expanding and Reimagining the Space

The complete makeover builds upon the first-step renovation, with some key differences:

• Widening the entrance hallway and converting the existing living room into the main bedroom (as in the first plan).
• Relocating the bathroom and utility room to the center of the plan (as in the first plan).
• Adding a single-story extension extending to the rear boundary wall, creating separate kitchen and living spaces around a central courtyard.
• Installing clerestory glazing facing south in the living space to maximize natural light.
• Potentially raising the roof height on the extension to further enhance natural light.
• Adding a bathroom extension to the first floor.

This would result in a three-bedroom family home of approximately 100 square meters. Using the same cost metrics, the estimated cost for this complete makeover would be approximately €267,000.

Government Support for Vacant Property Refurbishment

The Irish government is actively encouraging the refurbishment of vacant properties. Minister for Housing, Local Government and Heritage, James Browne TD, announced the continuation of the Vacant Property Refurbishment Grant to 2030. This includes a new enhanced support package of up to €140,000 specifically for vacant ‘above shop’ spaces in cities, towns, and villages. More information on the grant is available on the Department of Housing, Local Government and Heritage website.

Conclusion

Renovating a property in Ireland can be a viable path to homeownership, but it requires careful planning and a realistic understanding of costs. By considering phased approaches and exploring available government grants, prospective buyers can navigate the challenges and create a home that meets their needs and budget. These proposals are preliminary and require detailed design development, technical surveys, and statutory planning processes.