Most Irish homeowners pay between €6,500 and €20,000 for a full roof replacement in 2026. A terraced house with concrete tiles typically costs €5,000–€7,500. A semi-detached with natural slate runs €10,000–€15,500. A large detached home can reach €25,000 once scaffolding and structural repairs are added.

Those are the straight numbers. Now here is what moves them around.

Material is the biggest variable. Concrete tile is Ireland's most popular choice at €60–€90 per m². Natural slate costs €110–€160 per m² but lasts two to three times longer. On a semi-D, that difference adds up to roughly €4,000–€6,000 on the same roof.

House TypeConcrete TileNatural Slate
Terraced€5,000–€7,500€7,500–€11,000
Semi-detached€7,000–€10,500€10,000–€15,500
Detached 3-bed€10,000–€15,000€15,000–€22,000
Bungalow€11,000–€17,000€16,000–€25,000

All figures include materials, labour, new waterproof membrane, battens, ridge tiles, skip hire and VAT at 13.5%. Scaffolding is extra and typically adds €1,200–€2,500 depending on your property.

Location matters too. Dublin costs 15–20% more than the national average. Cork and Limerick sit 5–10% above. Rural areas are slightly cheaper on labour, though material delivery can narrow that gap.

One cost people forget to budget for is rotten timber. When old tiles are stripped, roofers often find damaged roof beams underneath. Budget a contingency of 10–15% on top of any quote, especially on houses over 25 years old.

Finally, if you combine your re-roof with an attic insulation upgrade, you can claim an SEAI grant of up to €2,000, which brings the real net cost down meaningfully.

Use our free roof cost calculator to get a price range for your house type and county in under a minute.

More resources: Roofing materials guide · Hidden costs of roof replacement · SEAI grant guide