Building Costs in Ireland

written by Cathal O'Leary
16
Feb
2017
Front cover of a building cost document with RIAI logo and image of building greyed out in background.

The RIAI (The Royal Institute of the Architects of Ireland) published a guide to Building / Construction Costs in Ireland in 2016, and they are still applicable today (16 Feb 2017). The Building Cost Guidelines are based on standard site conditions, specifications, client requirements etc. There are of course a number of factors which may increase the cost ranges noted, such as non-standard site access, site conditions, specifications, finishes, etc. 

It is strongly advised that you consult your registered Architect / Practice for your project specific costs as early as possible in your project adventure.


COMMERCIAL CONSTRUCTION COSTS

Industrial Development

  • Basic “shell” industrial/warehouse unit
  • Small area of offices, toilets and other accommodation
  • Traditional materials and construction methods
  • Basic finishes and services
  • “Greenfield” site (excluding fitting out)
Cost of Range Per m2
Without Offices€650 to €800
With Offices€750 to €1,160

Note – Where the extent of office accommodation, alternative methods of construction or high degree of services are required increase the cost by up to 30% 


Site Development Business Parks

  • Provision of roads, pathways, parking and primary services etc
Cost Range Per m2
€170,000 to €545,000

Note – In a Business Park type development where the standard of finishes and/or services is higher increase the cost by up to 30>#/p###


Commercial Office Development

  • Speculative office development
  • Basic “shell and core”]Naturally ventilated
  • Traditional materials and construction methods
  • Basic finishes and services
  • Landlord fit-out
Cost Range Per m2
Owner Occupier€1,550 to €2,400
Developer Standard€1,400 to €1,800

Note – For Air Conditioned offices (shell & core) and a requirement for higher standard finishes and services increase the cost range by approx. 35%


Single or Two-Storey House in a Speculative Development of Eight or more Houses

  • Traditional materials and construction methods
  • Basic finishes and fittings
Cost Range Per m2
€1,100 to €1,400

Note – For a smaller group of houses, possibly larger in floor area and with higher quality finishes use a cost in the order of €1,300 to €1,600 per m2


Apartment in Development of Over Eight Units

  • One or two-bedroom apartments
  • Medium to large speculative developments
  • Traditional materials and construction methods
  • Basic finishes and services
Cost Range Per m2
€1,600 to €2,100

Note – Where the unit numbers are small the cost may increase, use a figure in the order of €1,900 to €2,400.                                                        

Note – Where the size of the units are large with a high level of finishes and/or fittings, use a cost in the order of €2,200 to €2,700


DOMESTIC CONSTRUCTION COSTS

Single or Two-Storey House to “One-Off” Design

  • Traditional materials and construction methods
  • Reasonable level of finishes and fittings
Cost Range Per m2
€1,500 to €1,900

Note – Where construction methods are non-traditional and/or the level of finishes and/or fittings is high, you should use a cost in the order of €2,000 to €2,500 per m2                                                        

Note – As is noted in the extension/renovation costs, the architect & the client need to be aware of the cost implications of high quality kitchens, bathroom fittings and tiling which can increase these guideline figures significantly


Basic Single or Two-Storey Extension 

  • Traditional materials 
  • Standard construction methods
  • Strip concrete foundations
  • Insulated cavity walls
  • Flat or pitched roof
  • Minimum extent of services
  • Assumes standard site and access conditions
Cost Range Per m2
€1,500 to €1,800

Note – These figures will increase for small scale works                                                        

Note – Where the new roofing involves work to the existing roof, use a minimum figure in the order of €2,000 plus per m2


Single or Two-Storey Extension to House with renovations to Existing House 

  • Single/two storey extension to rear or side of house
  • Traditional materials 
  • Standard construction methods
  • Strip concrete foundations
  • Insulated cavity walls
  • Flat or pitched roof
  • Moderate extent of services
  • New kitchen/bathrooms
  • Renovations/alterations to the existing house include services
  • Assumes standard site and access conditions
Cost Range Per m2
€1,500 to €1,900

Note – These figures will increase for small scale works                                                        

Note – Where the new work is to a specific design and/or with high quality finishes use a figure in the order of €1,800 to € 2,300 plus per m2 

Note – In providing cost estimates the architect should make the client aware of the cost implications of high quality kitchens, bathroom fittings and tiling which can increase these guideline figures significantly


EXCLUSIONS AND NOTES

  • Vat is excluded
  • Profession Fees are excluded
  • Planning costs, levies, fees and charges are excluded
  • Demolition and disposal of any deleterious materials are excluded
  • Abnormal ground conditions are excluded
  • Inflation is excluded
  • Furniture is excluded 
  • Fitting-Out is excluded
  • Average construction build only costs show above
  • Costs are not to be used for insurance valuation purposes
  • Information given as a guide only and all clients should get project specific costs from their architect