Cost guide · checked November 2026
Roof replacement cost in Ireland
The price of a new roof on a two-storey semi is €9,000 to €14,000 in concrete tile, €12,000 to €16,500 in fibre cement slate and €16,000 to €24,000 in natural slate, incl. VAT and scaffolding (RoofQuote.ie). A detached house is €14,000 to €26,000+ (RoofQuote.ie).
Every figure below is a roofing firm's or a roofing price site's own published price, read on 3 November 2026, with the VAT status as the source gives it.
- €9,000 to €14,000a new concrete tile roof on a two-storey semi, incl. VAT (RoofQuote.ie)
- €16,000 to €24,000the same house in natural slate (RoofQuote.ie)
- 3 to 10 daysfor most house roofs, weather allowing (BookMyRoofer.ie)
- 13.5% VATon roofing work on a house, not 23% (Revenue)
FreeNo obligationOne company rings you, not fiveNothing agreed until you accept a written price
Cost check
What a new roof costs for your size
Two taps: the material and roughly how big the roof is. The answer is a published Irish rate times your area.
Published rate × your roof area
€7,200 to €10,800
80 m² at RoofQuote.ie's published €90 to €135 a m² to replace a roof in concrete tile (VAT not stated). Our multiplication, not a quote. At BookMyRoofer.ie's €65 to €120 a m² installed, it's €5,200 to €9,600.
- RoofQuote.ie's whole-job price for a two-storey semi (a 60 to 80 m² roof) is €9,000 to €14,000 in concrete tile and €16,000 to €24,000 in natural slate, incl. VAT and scaffolding (RoofQuote.ie).
- Stripping and disposing of the old roof is published at €800 to €1,500 (RoofQuote.ie).
- Roofing work on a house is at the 13.5% VAT rate (Revenue). Ask whether the written price includes it.
How this is worked out
The roof area you pick, times RoofQuote.ie's published replacement rate a m² for that material. BookMyRoofer.ie's installed rates are shown next to it where it publishes one. The multiplication is ours. Rates read on 3 November 2026. The area is the slope of the roof, not the floor: a pitched roof is bigger than the house's footprint. The labels are rough guides; the roofer measures it. Chimneys, valleys, dormers, rotten timbers and access all move the price. It's an estimate, never a quote.
By house
What a new roof costs by house type
| Job | Published price | VAT | Source |
|---|---|---|---|
| Terraced house | €7,500 to €14,000 | VAT not stated | BookMyRoofer.ie |
| Semi-detached house | €9,000 to €18,000 | VAT not stated | BookMyRoofer.ie |
| Detached house | €12,000 to €28,000 | VAT not stated | BookMyRoofer.ie |
| Bungalow (larger footprint) | €11,000 to €24,000 | VAT not stated | BookMyRoofer.ie |
| Semi-detached, standard concrete tile | €10,000 to €15,000 | VAT not stated | RoofQuote.ie |
| Detached house | €14,000 to €26,000+ | VAT not stated | RoofQuote.ie |
| Bungalow | €9,500 to €16,500 | VAT not stated | RoofQuote.ie |
| Complete new roof, 3-bed semi, concrete tiles | €8,500 to €14,000 | VAT not stated | Recommended Roofing |
BookMyRoofer.ie's ranges are wide because they cover every material. RoofQuote.ie's semi-detached figure is for standard concrete tile.
By material
What it costs by material
| Job | Published price | VAT | Source |
|---|---|---|---|
| Concrete tile, two-storey semi | €9,000 to €14,000 | incl. VAT | RoofQuote.ie |
| Artificial slate, two-storey semi | €12,000 to €16,500 | incl. VAT | RoofQuote.ie |
| Natural slate, two-storey semi | €16,000 to €24,000 | incl. VAT | RoofQuote.ie |
| Metal or zinc standing seam, two-storey semi | €12,000 to €20,000+ | incl. VAT | RoofQuote.ie |
| Full re-roof, strip and re-slate, fibre cement | €9,000 to €16,500 | VAT not stated | Recommended Roofing |
| Heritage or conservation re-roof, natural slate | €14,000 to €32,000 | VAT not stated | Recommended Roofing |
RoofQuote.ie prices a two-storey semi with a pitched roof of about 60 to 80 m², with scaffolding and VAT at 13.5% included. Recommended Roofing says 13.5% VAT applies to residential work but not whether its table includes it.
Per m²
What it costs a square metre
| Job | Published price | VAT | Source |
|---|---|---|---|
| Concrete tile, a m² | €90 to €135 | VAT not stated | RoofQuote.ie |
| Concrete tile, installed, a m² | €65 to €120 | VAT not stated | BookMyRoofer.ie |
| Artificial (fibre cement) slate, a m² | €110 to €165 | VAT not stated | RoofQuote.ie |
| Natural slate, a m² | €150 to €230 | VAT not stated | RoofQuote.ie |
| Natural slate, installed, a m² | €95 to €180 | VAT not stated | BookMyRoofer.ie |
| Irish or Welsh slate, a m² | €220 to €320 | incl. VAT | RoofQuote.ie |
| Clay tile, installed, a m² | €85 to €150 | VAT not stated | BookMyRoofer.ie |
| Metal or zinc, a m² | €160 to €250 | VAT not stated | RoofQuote.ie |
Measure the slope, not the floor: a pitched roof is bigger than the house's footprint. At RoofQuote.ie's concrete tile rate, an 80 m² roof works out at €7,200 to €10,800, our multiplication. The cost check does the sum for any material.
Real jobs
Published example jobs
| Job | Published price | VAT | Source |
|---|---|---|---|
| Concrete tile, 3-bed semi, Co. Meath | €10,500 to €13,000 | incl. VAT | RoofQuote.ie |
| Artificial slate, 4-bed detached, Co. Kildare | €14,000 to €17,500 | incl. VAT | RoofQuote.ie |
| Natural slate, Victorian terrace, Co. Dublin | €18,000 to €24,000 | incl. VAT | RoofQuote.ie |
| Concrete tile, bungalow, 90 m² | €9,500 to €13,500 | incl. VAT | RoofQuote.ie |
| Natural slate, large detached, 120 m², Co. Dublin | €22,000 to €30,000+ | incl. VAT | RoofQuote.ie |
| Metal standing seam, extension, 40 m², Co. Cork | €7,000 to €11,000 | incl. VAT | RoofQuote.ie |
RoofQuote.ie's own examples, labelled as real jobs on its guide. We can't check the jobs themselves.
By region
Dublin and the rest
| Region (RoofQuote.ie) | Concrete tile, semi | Natural slate, semi | Against its baseline |
|---|---|---|---|
| Dublin city and county | €11,000 to €17,500 | €19,000 to €28,000 | 15 to 25% above its baseline |
| The commuter belt (Kildare, Meath, Wicklow and Louth) | €10,000 to €15,500 | €17,000 to €25,000 | 5 to 15% above its baseline |
| Cork, Galway and Limerick cities | €9,500 to €14,500 | €16,500 to €24,000 | 3 to 8% above its baseline |
| Rural areas and the midlands | €9,000 to €13,000 | €15,500 to €22,000 | its baseline |
Incl. VAT (RoofQuote.ie).
| Job | Published price | VAT | Source |
|---|---|---|---|
| Mid-size tile re-roof, Dublin | €8,500 to €16,000 | VAT not stated | BookMyRoofer.ie |
| Mid-size tile re-roof, Cork | €8,000 to €15,000 | VAT not stated | BookMyRoofer.ie |
| Mid-size tile re-roof, Galway | €7,800 to €14,500 | VAT not stated | BookMyRoofer.ie |
| Mid-size tile re-roof, rest of Ireland | €7,200 to €13,500 | VAT not stated | BookMyRoofer.ie |
| Natural slate re-roof, Dublin | €12,000 to €24,000 | VAT not stated | BookMyRoofer.ie |
| Natural slate re-roof, rest of Ireland | €9,800 to €19,500 | VAT not stated | BookMyRoofer.ie |
| Detached full replacement, Dublin | €14,000 to €32,000 | VAT not stated | BookMyRoofer.ie |
| Detached full replacement, rest of Ireland | €11,500 to €26,000 | VAT not stated | BookMyRoofer.ie |
BookMyRoofer.ie also publishes a slate re-roof price for every county: see all 26 counties.
Extras
What else can be on the bill
| Job | Published price | VAT | Source |
|---|---|---|---|
| Scaffolding, two-storey house | €1,200 to €2,500 | VAT not stated | RoofQuote.ie |
| Stripping and disposing of the old roof | €800 to €1,500 | incl. VAT | RoofQuote.ie |
| Chimney flashing repair | €650 to €2,500 | incl. VAT | RoofQuote.ie |
| Valley repair | €900 to €3,000 | incl. VAT | RoofQuote.ie |
- Rotten timber: battens, rafters or the wall plate, found once the old roof is off. Ask how it will be priced if it's there.
- The chimney: new lead flashings, repointing, or taking a disused one down below the roof.
- Gutters, fascia and soffit: they cost least to do while the scaffolding is up.
- Roof windows and vents, and the felt or breathable membrane under the slates.
- VAT: roofing work on a house is at 13.5% (Revenue). Check every price says whether it's in.
The written price
What the quote should list
- The material, the make and the colour, and the number or area of slates or tiles.
- The membrane or felt, the battens (and counter-battens), and how the ridge and hips are fixed.
- Lead or other flashings at the chimney, walls and valleys.
- Ventilation at the eaves and ridge.
- Scaffolding, the skip, protection for the garden and the house, and VAT.
- The rate for any rotten timber found, and the guarantee in writing: who gives it, for how long, and on what.
See it first
A new roof on your own photo
Take a photo of the house from the road, pick natural slate, fibre cement slate or concrete tile, and see it finished before anyone quotes. Free, in under a minute.
- Upload a photo, or answer 4 questions.
- We pass it to one company that covers your county.
- They ring you with a written price.
Preview of your photo, not a guarantee. Your photo goes to Google's Gemini service to make the picture and isn't kept.
A photo that works
- Daylight, from the footpath or the garden.
- The whole roof in the shot, ridge to gutter.
- Straight on to the front, not up close.
- Never go up on the roof to take it.
Free quote
Get a price in 4 taps
Tap what you need and leave your number. It goes to one roofing company that covers your county, and they ring you back to arrange a look and a written price.
FAQ
Questions people ask
Why do new roof prices vary so much?
Size, pitch, material, the number of hips, valleys, chimneys and dormers, the state of the timbers, scaffolding access and where you are. A plain tiled semi and a period house in natural slate are different jobs.
Is a cheaper quote missing something?
Often the scaffolding, the skip, the membrane, new battens, flashings or VAT. Ask each roofer to list them, so you compare the same job.
Is roofing work 13.5% or 23% VAT?
13.5% on roofing work on a house (Revenue).
Is it cheaper to replace one side only?
Sometimes, if only one slope has failed and the rest is sound. The scaffolding and set-up are a big share of the cost, so many people do both sides at once.
Where these numbers come from (1 public source, checked 3 November 2026)
Sources (7)
Prices and facts on this page were checked against these published pages. We are not connected to these businesses.
- RoofQuote.ie: roofquote.ie
- RoofQuote.ie: roofquote.ie
- BookMyRoofer.ie: bookmyroofer.ie
- BookMyRoofer.ie: bookmyroofer.ie
- Recommended Roofing: recommendedroofing.ie
- RoofQuote.ie: roofquote.ie
- BookMyRoofer.ie: bookmyroofer.ie