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Buying a house in the UK as an Irish citizen: What you should know
The UK is a popular destination for Irish citizens looking for a new place to live, work or study. Property prices in the UK on average are lower than in Ireland¹ - but there are potentially additional fees if you’re buying from overseas.
If you’re thinking of moving to the UK or considering buying an investment property there you’ll need to plan your budget carefully to make sure you’ve accounted for all the potential costs. Read on to learn the points you’ll need to consider before you buy.
So, can Irish citizens buy property in the UK, and what are the costs associated with buying UK real estate? This guide walks through all you need to know, plus a look at Wise large amount transfers as a smart way to send money from Ireland to the UK with low fees and the mid-market exchange rate.
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Can Irish citizens buy property in the UK?
Yes. Irish citizens can buy property in the UK with the same rights as a UK citizen.
There’s no problem for Irish citizens when it comes to eligibility to buy a house in the UK but the costs can be very high if you’re buying as an investment, or as a non-resident.
Can I buy a house and not live in the UK?
One common question is: “can a non-UK resident buy a house there?”
Here, the answer is yes - but it may come at an additional cost.
When you’re working out how much it is to buy a house in the UK it’s very important that you check the potential taxes and fees which may apply. Legal costs can be significant, and there are also high stamp duty taxes for people buying English and Northern Irish property from overseas², or purchasing a property that won’t be their main residence. We’ll look at these taxes in more detail later on.
What are the requirements to buy a house in the UK?
To buy a house in the UK as an Irish citizen you’ll need to engage a solicitor to support the legal aspects of your purchase. They will need to ask for some information and documents from you, usually including:
- Proof of identity for all purchasers, such as a passport or driving license
- Proof of address for all purchasers, such as bank statements or utility bills
- Proof of the source of your funds, such as bank statements showing your income, or a mortgage agreement from your bank
You may be surprised by how long it takes to buy a house in the UK due to the legal checks and processes which must be followed. The end to end process can take 5 or 6 months³, so plan well in advance if you’re looking for a new home to live in.
| Read more: How to open a UK bank account from Ireland |
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How much does it cost to buy a house in the UK? 💷
The average house price in the UK, as of July 2025, is 269,735 GBP. However, this hides broad regional variations, which see house prices in London significantly higher than other regions on average.
There’s also a notable difference in the average housing costs across the different countries of the UK, with England and Wales seeing higher prices compared to Scotland and Northern Ireland.
Here’s an overview of the average house prices in the UK in London and then by country:
| Region | Average house price (July 2025)⁴ |
|---|---|
| London | £561,587 |
| England | £291,852 |
| Scotland | £192,050 |
| Wales | £209,178 |
| Northern Ireland | £185,108 |
*Details correct at time of research - 6th October 2025
Don’t forget that when buying a property in the UK from Ireland, you’ll also have additional costs to consider on top of the actual agreed sale price. Depending on your situation, you may have to pay a significant amount in stamp duty, as well as legal costs.
On top of that, you’re likely to incur costs when sending money from euros to British pounds to cover your deposit, the sale price or your mortgage. When sending large payments internationally, the exchange rate you get makes an enormous difference to the overall cost of your transfer.
Even a small percentage fee added to the rate used quickly adds up, and can mean paying far more than you expect. Wise transfers can help, with mid-market exchange rates, low fees, and automatic discounts when you send large amounts. More on that later.
How much deposit do I need to buy a house in the UK?
The amount of deposit you need to buy a house in the UK may vary depending on your situation. If you’re taking a mortgage from a UK bank to fund your purchase, the bank will set the deposit amount needed, which can be around 10% to 20% in many cases.
Lloyds Bank, for example, states that the average deposit for a first time buyer in the UK is 20%⁵ - but putting more money down as a deposit may mean you’re able to unlock more attractive mortgage interest rates.
What fees and taxes do you need to pay when buying property in the UK?
The UK government states that you should expect costs of 5,000 GBP⁶ or more when buying a property, in addition to stamp duty costs which vary depending on the property value and your own personal circumstances.
Aside from stamp duty, the costs which you need to budget for can include:
- Estate agent fees - these are often paid by the seller, but in some cases agents charge the buyer a fee as well
- Mortgage fees - banks may charge mortgage arrangement fees which can be 2,000 GBP or more
- Surveyor costs - the type of survey you get may depend on personal preference and your bank’s requirements, with costs running from about 400 GBP to 1,500 GBP or more
- Home insurance - insurance may be mandatory for your mortgage, and can vary in cost depending on the type of building
- Legal and conveyancing costs legal fees may be 2,000 GBP or more, including searches and the transfer of title.
Stamp Duty Land Tax (England and Northern Ireland)
The other important cost to budget for is stamp duty, formally called Stamp Duty Land Tax (SDLT). This can be significant, depending on your situation and the value of the property. In England and Northern Ireland, stamp duty is calculated as follows:
| Value of property | SDLT basic rate (England and Northern Ireland)⁷ |
|---|---|
| Up to £125,000 | 0% |
| The next £125,000 (the portion from £125,001 to £250,000) | 2% |
| The next £675,000 (the portion from £250,001 to £925,000) | 5% |
| The next £575,000 (the portion from £925,001 to £1.5 million) | 10% |
| The remaining amount (the portion above £1.5 million) | 12% |
*Details correct at time of research - 6th October 2025
There are some reliefs for first time home buyers purchasing a property under the value of 500,000 GBP. If that’s your situation, you will pay no SDLT up to 300,000 GBP, and the 5% SDLT on the value of the property above this amount.
Importantly, there are also additional stamp duty taxes for non-residents and people buying a second (or subsequent) property²:
- Non-resident additional stamp duty - 2% on top of SDLT basic rate
- Second home additional stamp duty - 5% on top of SDLT basic rate
Under some circumstances, you may be able to apply to have these fees refunded, for example if you buy as a non-resident and then move to the UK full time.
Land and building transaction tax (Scotland)
In Scotland the tax you pay is called land and building transaction tax, and has slightly different bandings:
| Value of property | Land and building transaction tax (Scotland)⁸ |
|---|---|
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Over £750,000 | 12% |
*Details correct at time of research - 6th October 2025
Land transaction tax (Wales)
Finally, in Wales, the tax you pay is usually as follows:
| Value of property | Land transaction tax (Wales)⁹ |
|---|---|
| The portion up to and including £225,00 | 0% |
| The portion over £225,000 up to and including £400,000 | 6% |
| The portion over £400,000 up to and including £750,000 | 7.5% |
| The portion over £750,000 up to and including £1,500,000 | 10% |
| The portion over £1,500,000 | 12% |
*Details correct at time of research - 6th October 2025
As the costs of buying a property can be very high, and the legal and tax implications are important, you’ll need to make sure you get professional legal and financial advice to properly plan your purchase.
Cheap places to buy a house in the UK
As we've seen, the house price in the UK is very regionally varied. This can mean that cheap places to buy a house in the UK are easier to find in Scotland or Northern Ireland, or in northern and more rural areas of England or Wales.
Cities commonly listed as more affordable places to buy include Liverpool or Bradford in England, or Glasgow and Dundee in Scotland.
In general though, the range of housing can vary a lot even within one city, so investing some time researching more affordable suburbs can make a big difference even if you need to buy in one of the country’s more costly cities.
Where to find properties in the UK?
The best way to start your property hunt in the UK is online. There are many different national property websites which list all types of home and which have helpful tools to search and filter according to your location and budget.
Here are a few popular real estate websites to start your search:
Once you’ve narrowed down your property requirements, you can then make contact with individual agents through the property website to discuss specific properties in more detail.
Save when sending money from Ireland to the UK with Wise
Buying a house in the UK can be expensive but converting your euros to pounds doesn’t have to be.
When sending a large international payment, the exchange rate you get really matters. Even a small change in the rate you get can make a huge difference to the overall cost you pay. That’s why picking a provider which uses the mid-market exchange rate with no hidden fees, like Wise does, can keep down the costs of your transfer.
Take a look at Wise large amount transfers as a great way to send money overseas, with mid-market exchange rates, low fees and automatic discounts when you send 22,000 EUR or more, either in one payment or over the course of a month.
Wise has a dedicated team on hand to help with high value payments, so you can have extra support every step of the way, with secure, efficient low cost payments from Ireland to the UK and beyond.
Open your Wise Account
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| Read more: Irish banks in the UK |
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Step by step for buying property in the UK as an Irish citizen
So, as we’ve seen, there’s no barrier to buying a property in the UK from Ireland, although there are a few potential additional costs you’ll want to think about before you go ahead. The process of buying a UK property is quite straightforward, but does take a lot of time.
Here are the key steps to buy a house in the UK, so you’ll know what to expect:
Step 1: Plan your budget and start your research
The first steps will be to decide on your budget, which may require you to get a mortgage in principle if you’re thinking of funding your purchase with a loan. Remember to budget for legal costs, taxes and currency conversion. You can now start your research, looking for a property online or via an estate agent.
Step 2: View properties and make an offer
Once you’ve viewed properties you can make an offer through the agent who acts for the seller. You may need to negotiate on the cost of the property. Once you have a sale agreed, the agent will usually remove the property from the market for a fixed period to allow you to find a solicitor and prepare the contract.
Step 3: Get a solicitor to handle the legal side
You’ll need a solicitor or conveyancer to support the legal side of the purchase. The estate agent may recommend a local firm, but there are also online services which can manage this process remotely - handy if you’re an overseas buyer.
Step 4: Complete due diligence checks
Your solicitor will complete searches and other necessary legal checks, and you may also need to commission a survey of the property. This is often a requirement of the bank if you’re taking a mortgage.
Step 5: Exchange contracts and pay your deposit
Once your legal team has finished their checks they’ll help prepare your contract, which you’ll then need to sign. You can then pay your deposit which is held by the solicitor until the purchase is completed - often about 10%.
Step 6: Finalise your purchase and payment
On completion day you’ll finish the legal steps required, and take possession of the property. Your solicitor will arrange to transfer the title of the property into your name, and you’ll need to pay the outstanding sale price, fees and taxes.
Sources used:
- Irish Central Statistics Office
- UK government - stamp duty for non-residents
- UK government - buying a home
- UK Land Registry House Price Index
- Lloyds Bank - deposit amounts
- UK government Moneyhelper - costs of buying property
- UK government - stamp duty
- Scottish Revenue - land and building transaction tax
- Welsh government - land transaction tax
Sources last checked on date: 7th October, 2025
*Please see terms of use and product availability for your region or visit Wise fees and pricing for the most up to date pricing and fee information.
This publication is provided for general information purposes and does not constitute legal, tax or other professional advice from Wise Payments Limited or its subsidiaries and its affiliates, and it is not intended as a substitute for obtaining advice from a financial advisor or any other professional.
We make no representations, warranties or guarantees, whether expressed or implied, that the content in the publication is accurate, complete or up to date.
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