Free · No signup · Updated 2026
Estimates are in the ballpark of your real quotes. Materials, labour, location and your regional pricing factors are always included.
Your estimate
Step 1 of 3 · Property type and job type
Terraced, semi-D, detached and bungalow presets use typical Irish roof footprints. Use custom for any other property shape.
Select your job type to adjust labour and complexity.
Material options with indicative 2026 ranges.
Regional pricing is applied automatically based on your selected county or region.
Optional extras (toggle any that apply).
Expert review: methodology and ranges are reviewed against typical Irish installed rates by a chartered construction surveyor with 15+ years domestic roofing experience. Estimates are for planning only and final scope is confirmed onsite.
Cost guide
Every roof material has a different price point, lifespan and suitability for Irish weather. This table shows what you will typically pay per square metre in 2026, plus an estimated total for three of the most common house sizes. Prices include materials and labour but exclude scaffolding and skip hire.
| Material | Cost/m2 | Terraced (~50m2) | Semi-D (~75m2) | Detached (~120m2) | Lifespan |
|---|---|---|---|---|---|
| Natural slate | €110 – €160 | €5,500 – €8,000 | €8,250 – €12,000 | €13,200 – €19,200 | 75 – 150 yrs |
| Synthetic slate | €70 – €100 | €3,500 – €5,000 | €5,250 – €7,500 | €8,400 – €12,000 | 40 – 60 yrs |
| Concrete tile | €60 – €90 | €3,000 – €4,500 | €4,500 – €6,750 | €7,200 – €10,800 | 40 – 60 yrs |
| Clay tile | €80 – €120 | €4,000 – €6,000 | €6,000 – €9,000 | €9,600 – €14,400 | 50 – 70 yrs |
| Zinc | €100 – €140 | €5,000 – €7,000 | €7,500 – €10,500 | €12,000 – €16,800 | 60 – 80 yrs |
| Fibreglass (GRP) | €80 – €110 | €4,000 – €5,500 | €6,000 – €8,250 | €9,600 – €13,200 | 25 – 35 yrs |
| EPDM rubber | €90 – €120 | €4,500 – €6,000 | €6,750 – €9,000 | €10,800 – €14,400 | 30 – 50 yrs |
| Felt (torch-on) | €60 – €90 | €3,000 – €4,500 | €4,500 – €6,750 | €7,200 – €10,800 | 15 – 25 yrs |
Prices are for materials and labour combined, including old roof removal and skip hire where applicable. VAT at 13.5% is included. Scaffold hire is not.
Regional pricing
Where you live affects what you pay. Labour rates, material delivery costs and how many local roofers are competing for work all vary across the country. Use the map below as a rough guide, then plug your county into the calculator above for a more precise estimate.
vs national average
Roofing work in Dublin costs more than anywhere else in the country. Higher labour rates, scaffolding permits, parking restrictions and the concentration of period properties all add to the bill. The flip side is that there are more roofers competing for work here, so getting three quotes usually pays off.
Semi-D estimate
€6,103 – €7,883
+7%
Cork city and the surrounding commuter belt sit slightly above the national average. Coastal properties in areas like Kinsale, Crosshaven and Cobh need stainless steel fixings to resist salt-air corrosion, which adds a small premium.
Semi-D: €5,247 – €6,833
National average
Galway prices track the national average closely. Atlantic exposure on the western side of the county means wind-resistant ridge and verge systems are more commonly specified here than in sheltered inland areas.
Semi-D: €4,861 – €6,507
+4%
Limerick sits between Cork and Galway pricing. Good availability of local contractors keeps prices competitive, particularly outside the city centre.
Semi-D: €5,055 – €6,770
-6%
Rural properties benefit from lower labour rates, but longer contractor travel times can add a day rate premium, particularly in remote areas of Donegal, Mayo and Kerry. Island properties face the highest additional costs due to ferry logistics.
Semi-D: €4,566 – €6,110
Cost factors
Before you talk to a contractor, it helps to understand which parts of the job move the price up or down. These six factors account for most of the variation you will see between quotes.
A straightforward gabled roof on a two-storey semi-D is the cheapest type to work on. Hipped roofs, dormers, mansards and roofs with multiple valleys all take longer to strip and re-cover. Each additional angle or feature adds labour time, increases material waste and usually requires more scaffolding.
The material you choose affects both the upfront cost and the long-term maintenance bill. Concrete tiles are the most popular choice in Ireland because they balance cost and durability well. Natural slate costs two to three times more but can last over a century. If you are planning to stay in the house for decades, the more expensive materials often work out cheaper per year of use.
Bigger roofs need more materials and more labour hours. What surprises people is how much complexity multiplies cost. A roof that is twice the area of another does not simply cost twice as much if it has more hips, chimneys or Velux windows to work around.
Roofers in Dublin and other cities charge more per day than those in rural areas. Beyond location, access matters a lot. A standard two-storey house is straightforward to scaffold. A three-storey period property on a narrow city street, or a coastal house on a cliff site, takes longer to set up safely and that time goes on the bill.
Dublin costs 15 to 20 percent more than the national average. Cork and Limerick sit 5 to 10 percent above. Rural areas tend to be cheaper on labour but material delivery costs can narrow that gap, especially for heavier materials like natural slate.
Most roofs need more than just new tiles. Insulation upgrades, new gutters, Velux replacement, chimney repointing and fascia and soffit replacement are all jobs that get tackled while the scaffolding is up. Combining them saves you the cost of erecting scaffolding twice.
Real-world scenarios
These four worked examples are based on actual job types in different parts of Ireland. Use them as a sense check against your own calculator result.
A three-bedroom semi-detached house in the Cork suburbs, concrete tile re-roof with new underlay, battens and ridge tiles. Old tiles removed and skipped. No chimney work required.
€5,741 – €7,183
Includes: strip, materials, labour, skip hire · Excludes: scaffolding (add ~€1,200)
Calculate your version →
A detached four-bedroom house in County Galway, Spanish natural slate. The existing slate was beyond repair and stripped back to the rafters. New breathable membrane and battens installed throughout.
€11,340 – €14,580 including scaffolding
Calculate your version →
A single-car garage with a flat roof replaced in EPDM rubber membrane. No insulation upgrade required. Existing decking was in good condition.
€1,800 – €2,400 · flat roof extension rate
Calculate your version →
A terraced house in Dublin 8. Three slipped slates causing a slow leak into the front bedroom ceiling. Emergency call-out, slates replaced and pointed, no structural work needed.
€350 – €550 including call-out
Calculate your version →
SEAI grants
The SEAI does not give grants for replacing tiles or slates, but if you combine your roof replacement with an insulation upgrade you can claim back a meaningful amount. These are the two grants most relevant to people replacing a roof in 2026. Both were increased in February 2026.
Attic insulation grant
(€2,500 for first-time buyers and qualifying welfare recipients from March 2026)
If you are stripping the roof anyway, it is the best possible time to add or improve your attic insulation. The SEAI grant covers the majority of the cost for most house types, and the improvement will show up on your BER rating and reduce your heating bills year on year.
Check if you qualify →Rafter insulation grant
(available through the One Stop Shop scheme)
Rafter insulation makes the attic space itself warm rather than just the room below it. If you are planning a loft conversion or want to use the attic as living space, this is the grant to go for. The work has to be done by an SEAI-registered contractor.
Check if you qualify →You cannot claim SEAI grants for the tile or slate replacement itself, only for insulation and energy upgrades. But combining the two jobs means one scaffolding hire, which saves money. Always check your eligibility before work starts, as grants need pre-approval.
Frequently asked questions
Straight answers for homeowners planning repair or replacement budgets.
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