How Much Does a Full House Renovation Cost in Dublin?
A full house renovation cost Dublin is one of the biggest financial decisions a homeowner faces. Whether you've bought a tired period home or want to modernise an older property, understanding costs upfront is essential. This comprehensive guide breaks down realistic pricing for Dublin's 2026 market.
With 35+ years of experience renovating homes across Dublin 16, Ballinteer, and South Dublin, BR Building Services has seen every type of renovation. We'll guide you through the costs, from light updates to complete gut renovations.
Full House Renovation Cost Ranges
Renovation costs scale with scope, house size, and condition. Here are realistic ranges for a typical 150 m² Dublin home:
| Renovation Type | Cost Range (Total) | Cost Per m² | Timeline |
|---|---|---|---|
| Light refurbishment | €50,000 - €80,000 | €330-€530 | 8-12 weeks |
| Full renovation (mid-spec) | €100,000 - €200,000 | €670-€1,330 | 16-24 weeks |
| Gut renovation (premium) | €200,000 - €400,000+ | €1,330-€2,670+ | 24-36 weeks |
Key Note
These are all-inclusive costs covering structural work, finishes, labour, contingency, and project management. They do not include the purchase price or stamp duty. Older Victorian/Edwardian properties often cost 15-25% more due to remedial work (damp, asbestos, settling).
Light Refurbishment (€50k-€80k)
Ideal for homes in reasonable condition that need updating rather than restructuring.
What's Included:
- Interior redecoration (paint, wallpaper, trim)
- Kitchen refresh (new cabinet doors, counters, basic appliances)
- Bathroom updates (new suite, tiling, fixtures)
- Flooring throughout (vinyl, laminate, or budget timber)
- Windows and doors (replace or refurbish)
- Lighting and electrical updates (rewiring, additional sockets)
- No structural changes or wall removal
Typical Breakdown (€65,000 project):
- Redecoration & Finishes: €15,000 (paint, flooring, trim)
- Kitchen: €10,000 (new kitchen, appliances)
- Bathrooms (2): €12,000 (€6k each)
- Electrical & Plumbing: €8,000 (rewiring, new outlets)
- Windows/Doors: €10,000
- Labour & Contingency: €10,000
Timeline: 8-12 weeks. Best for homes with solid bones but dated finishes.
Full House Renovation (€100k-€200k)
A comprehensive modernization, including structural improvements and layout optimization.
What's Included:
- Complete interior refurbishment (every room redecorated)
- New kitchen (full replacement, possibly with island)
- Bathroom renovation (multiple bathrooms updated)
- New flooring throughout
- Complete electrical rewiring and upgrade
- Plumbing overhaul (new piping, updated water systems)
- Structural repairs (roof felt, guttering, fascias)
- Minor layout changes (non-load-bearing walls adjusted)
- Central heating upgrade or installation
- Window and door replacement
Typical Breakdown (€150,000 project - 150 m²):
- Kitchen: €25,000
- Bathrooms (2-3): €30,000 (€10k-€15k each)
- Structural & Remedial: €20,000 (roof, gutters, damp, asbestos removal)
- Electrical, Plumbing, Heating: €25,000
- Flooring & Wall Finishes: €20,000
- Windows, Doors, Painting: €15,000
- Contingency (10%): €15,000
Timeline: 16-24 weeks. Suitable for period properties needing modernization.
Gut Renovation (€200k-€400k+)
A complete teardown-and-rebuild approach. The house is stripped to its structure and rebuilt to modern standards.
What's Included:
- Complete removal of all internal elements
- Full structural assessment and remediation
- New electrical system (full rewiring, modern code compliance)
- New plumbing (comprehensive water and waste system)
- New heating system (modern boiler, radiators/underfloor heating)
- Asbestos management and environmental remediation
- New insulation (walls, ceiling, foundation)
- Complete layout redesign (walls, doors, openings repositioned)
- Premium kitchen, bathrooms, and finishes throughout
- Roof inspection and replacement if needed
- Foundation repairs or underpinning if necessary
Typical Breakdown (€300,000 project - 150 m²):
- Structural & Site Works: €40,000 (demolition, assessment, remedial work)
- Building Structure & Envelope: €50,000 (insulation, roof, windows, walls)
- MEP Systems (Mechanical, Electrical, Plumbing): €60,000
- Kitchen: €35,000
- Bathrooms (3): €45,000 (€15k each, premium)
- Flooring & Wall Finishes: €40,000
- Interior Design & Bespoke Elements: €20,000
- Contingency (15%): €40,000
Timeline: 24-36 weeks or longer. Used for period properties with significant structural issues.
Room-by-Room Cost Breakdown
| Room | Budget Option | Standard Option | Premium Option |
|---|---|---|---|
| Kitchen (15 m²) | €8,000-€12,000 | €15,000-€25,000 | €30,000-€50,000 |
| Bathroom | €4,000-€7,000 | €8,000-€12,000 | €15,000-€25,000 |
| Bedroom (15 m²) | €2,000-€3,500 | €3,500-€5,500 | €6,000-€10,000 |
| Living Room (20 m²) | €2,500-€4,000 | €4,000-€6,500 | €7,000-€12,000 |
| Hallway/Stairs | €1,500-€2,500 | €2,500-€4,000 | €4,500-€7,000 |
Period Property vs Modern House Considerations
Period Properties (Victorian, Edwardian)
Common in Dublin 16 and South Dublin, period homes have unique challenges:
- Damp & Moisture: Older properties often suffer from rising or penetrating damp. Remediation costs €3,000-€8,000.
- Asbestos: Common in pre-1990s homes. Professional removal costs €5,000-€15,000 depending on extent.
- Structural Settlement: Cracks, subsidence, or weakening requires engineers and potential underpinning (€10,000-€25,000+).
- Outdated Utilities: Ancient wiring, lead pipes, and single-skin walls require complete replacement.
- Heritage Considerations: Protected structures may require planning permission for changes. Adds cost and timeline.
Budget Reality: Renovating a period property typically costs 15-25% more than a modern house due to hidden issues discovered during renovation.
Modern Houses (1980s-2000s)
Newer homes are generally simpler to renovate:
- Electrical and plumbing already meet modern standards
- Structural issues less likely
- Easier to modernise without expensive remedial work
- Lower contingency budget needed (5-10% vs 15%+)
Timeline: 15-20% shorter than period properties.
What Actually Drives Costs Up?
- Asbestos Management: €5,000-€15,000 (common in older homes)
- Structural Repairs: Underpinning, subsidence work: €10,000-€30,000+
- Damp Remediation: Full damp-proof course, tanking: €5,000-€12,000
- Electrical/Plumbing Complexity: Complete rewire, new water system: €20,000-€35,000
- Site Access Issues: Tight urban sites cost more; poor access drives costs up 15-25%
- Specialist Trades: Heritage restoration, specialty plastering: adds 10-20%
- Premium Finishes: Designer kitchens, marble, custom joinery: easily adds €30,000-€50,000+
Contingency & Hidden Costs
Every renovation uncovers surprises. Budget contingency:
- Light refurbishment: 5-10% contingency (€2,500-€4,000)
- Full renovation: 10-15% contingency (€10,000-€20,000)
- Gut renovation: 15-20% contingency (€30,000-€60,000)
Older Dublin properties often see 20%+ overruns due to damp, asbestos, structural issues, and outdated utilities discovered mid-project.
Timeline Implications
Longer timelines mean higher costs: site overheads, labour remobilisation, extended project management, and inflation. A 24-week renovation could easily become 30+ weeks due to weather, inspections, or unforeseen issues.
Budget €500-€1,500 weekly for site costs (site manager, insurance, temporary facilities). A 10-week delay costs €5,000-€15,000 in overheads alone.
Why BR Building Services Delivers Value
With 35+ years renovating Dublin homes, we:
- Provide upfront contingency budgets based on property age and condition
- Use in-house teams (no subcontractor markups)
- Have relationships with suppliers for better material pricing
- Schedule efficiently to minimize timeline and overhead costs
- Identify hidden issues early (damp, asbestos) before they explode costs
- Navigate Dublin's planning and Building Control process smoothly
Our clients consistently report that their renovations complete on budget and on time, adding significant value to their homes.