How much does a new roof cost in Ireland?
A full roof replacement on a typical 3-bed semi-detached house in Ireland costs roughly €8,000 to €14,000 with concrete tiles, or €12,000 to €20,000 and up in natural slate. Smaller terraces come in below that range; detached houses and bungalows sit above it. These are indicative 2026 market ranges, not quotations, and the sections below explain what pushes a specific job up or down.
Cost by house type (indicative)
| House type | Concrete tile | Natural slate |
|---|---|---|
| Mid-terrace (2 to 3 bed) | €6,000 to €10,000 | €9,000 to €14,000 |
| Semi-detached (3 bed) | €8,000 to €14,000 | €12,000 to €20,000+ |
| Detached (3 to 4 bed) | €12,000 to €18,000 | €18,000 to €28,000+ |
| Bungalow | €10,000 to €16,000 | €15,000 to €24,000+ |
Bungalows surprise people: a bungalow has more roof area per bedroom than a two-storey house, so the roof costs more relative to the size of the home.
What drives the price
- Material. Concrete tile is the value option, slate the premium one. Our flat vs pitched comparison covers the lifespan trade-offs.
- Access and scaffolding. Scaffolding on a typical semi often adds €800 to €1,500. Tight urban sites, conservatories and extensions in the way all add cost.
- Roof complexity. Valleys, hips, dormers and roof windows each add labour. A plain up-and-over roof is the cheapest shape to re-roof.
- Strip-out and structure. Removing old material and disposing of it is always a line item; finding rotten battens or rafter repairs mid-job adds cost, and a good contractor will flag how they price that contingency.
- County. Dublin and other urban areas tend toward the higher end of every range, mainly on labour and access.
- Insulation and ventilation. Work done while the roof is open (topping up insulation, improving ventilation) is cheaper then than as a separate job later.
What the quote should include
A written, itemised quote covering scaffolding, strip-out and disposal, materials by specification (membrane, battens, tiles or slate), leadwork or flashing, and the guarantee in writing. Get two or three quotes for a job this size. Our guide to choosing a roofer shows what separates a real quote from a number on a card.
Planning permission and grants
A like-for-like replacement generally does not need planning permission, but raising the ridge or changing the roof shape usually does. Our FAQ on planning permission for roof work covers the rules. Roof replacement itself is not grant-aided, though attic insulation done at the same time can be; see SEAI insulation grants.
Compare roofers: Find a roofer in your county. Directory inclusion is not a FixMyRoof endorsement.