Planning a new roof in Ireland? Use this guide to estimate your project cost accurately. We break down prices by roof size, material, and complexity so you know exactly what to budget.
🧮 Quick Roof Cost Estimator
Step 1: Estimate Your Roof Size
| Property Type | Typical Roof Size |
|---|---|
| Terraced house | 50-70 m² |
| Semi-detached | 80-120 m² |
| Detached (3-bed) | 100-150 m² |
| Detached (4-bed) | 130-180 m² |
| Large detached | 180-250 m² |
| Bungalow | 120-200 m² |
Pro tip: Roof size is typically 1.2-1.5x your floor area (accounts for pitch).
Step 2: Choose Your Material
| Material | Cost per m² (Installed) | Lifespan |
|---|---|---|
| Concrete tiles | €60-€90 | 40-60 years |
| Clay tiles | €80-€120 | 50-100 years |
| Natural slate | €100-€160 | 75-150 years |
| Synthetic slate | €70-€100 | 30-50 years |
| Metal roofing | €60-€100 | 40-70 years |
| Flat roof (EPDM) | €60-€90 | 25-40 years |
| Flat roof (GRP) | €80-€120 | 30-50 years |
Step 3: Calculate Your Estimate
Formula: Roof Size (m²) × Material Cost (per m²) = Base Estimate
Example: 100m² semi-detached with concrete tiles
- 100 m² × €75/m² = €7,500 base cost
Then add:
- Scaffolding: €800-€1,500
- Skip/waste removal: €300-€600
- Fascia/soffit (if needed): €1,000-€3,000
- Chimney work (if needed): €500-€2,000
- Valley/flashing: Included in m² rate usually
Total estimate: €9,000-€13,000
📊 Detailed Cost Breakdown Tables
Cost by Roof Size (Concrete Tiles)
| Roof Size | Material | Labour | Scaffolding | Total |
|---|---|---|---|---|
| 60 m² (terrace) | €2,100 | €2,400 | €800 | €5,500-€7,500 |
| 100 m² (semi-d) | €3,500 | €4,000 | €1,000 | €8,500-€12,000 |
| 140 m² (detached) | €4,900 | €5,600 | €1,200 | €12,000-€17,000 |
| 180 m² (large) | €6,300 | €7,200 | €1,500 | €15,000-€22,000 |
Cost by Roof Size (Natural Slate)
| Roof Size | Material | Labour | Scaffolding | Total |
|---|---|---|---|---|
| 60 m² (terrace) | €4,800 | €3,600 | €800 | €9,500-€13,000 |
| 100 m² (semi-d) | €8,000 | €6,000 | €1,000 | €15,000-€21,000 |
| 140 m² (detached) | €11,200 | €8,400 | €1,200 | €21,000-€29,000 |
| 180 m² (large) | €14,400 | €10,800 | €1,500 | €27,000-€38,000 |
🏠 What’s Included in a New Roof Quote?
Standard Inclusions
✅ Removal of old roof covering ✅ Disposal and skip hire ✅ New roofing felt/membrane ✅ All tiles/slates ✅ Ridge tiles and mortar ✅ Standard lead flashings ✅ Valley liners ✅ Tile vents ✅ Scaffolding ✅ Labour and supervision ✅ Cleanup
Usually Extra
⚠️ Fascia and soffit replacement - €30-€50 per metre ⚠️ Gutter replacement - €25-€40 per metre ⚠️ Chimney repointing - €500-€1,500 ⚠️ Chimney removal - €800-€2,000 ⚠️ Roof timber repairs - €50-€100 per hour ⚠️ Insulation upgrade - €10-€30 per m² ⚠️ Velux windows - €800-€1,800 each installed
📈 Material Comparison: Which to Choose?
Concrete Tiles
Best for: Budget-conscious, modern homes
| Pros | Cons |
|---|---|
| Most affordable | Heavier than alternatives |
| Many colour options | Can crack in frost |
| 40-60 year lifespan | Less premium look |
| Easy to source | May fade over time |
Natural Slate
Best for: Period properties, long-term investment
| Pros | Cons |
|---|---|
| 100+ year lifespan | Most expensive |
| Beautiful appearance | Requires skilled labour |
| Increases property value | Longer installation time |
| Eco-friendly | Heavier |
Clay Tiles
Best for: Traditional Irish homes
| Pros | Cons |
|---|---|
| Classic appearance | More expensive than concrete |
| Very durable | Can be brittle |
| Many heritage styles | Heavier |
| 50-100 year lifespan | Limited modern colours |
Metal Roofing
Best for: Contemporary builds, extensions
| Pros | Cons |
|---|---|
| Lightweight | Can be noisy in rain |
| Very long lifespan | Not traditional look |
| Quick installation | Can dent |
| Low maintenance | Condensation risk |
💡 10 Ways to Reduce New Roof Costs
1. Get Multiple Quotes
Always get 3-5 quotes. Prices vary significantly between contractors.
2. Time It Right
Winter is slower—contractors may discount 5-10%.
3. Bundle Work Together
Doing fascia, gutters, and roof together saves scaffolding costs.
4. Consider Alternatives
Synthetic slate offers the look at 30-40% less cost.
5. Keep the Same Material
Changing material type often requires additional work.
6. Reuse What You Can
Some slates/tiles can be salvaged and reused.
7. Skip the Bells and Whistles
Basic colours and standard tiles are cheapest.
8. Pay for Quality Where It Matters
Good underlay and workmanship last longer than premium tiles with poor installation.
9. Check SEAI Grants
If adding insulation, up to €1,500 is available. SEAI grants guide →
10. Finance Sensibly
Avoid high-interest credit. SEAI offers low-rate loans.
❓ New Roof FAQs
How long does a new roof take?
- Terrace/semi: 3-5 days
- Detached: 5-8 days
- Large/complex: 1-2 weeks
Do I need planning permission?
Not usually for like-for-like replacement. May be needed for significant changes, heritage properties, or conservation areas.
Can I stay in the house during work?
Yes, in most cases. Expect some noise and dust.
What warranty should I expect?
- Materials: Manufacturer’s warranty (20-50 years)
- Workmanship: 10-20 years (quality contractors)
When is the best time to replace a roof?
Spring-Autumn for best weather. Avoid mid-winter if possible.
Should I repair or replace?
Replace if:
- Roof is 40+ years old
- Multiple repair areas
- Persistent leaks
- Major storm damage
- Planning attic conversion
📞 Get Your Free Personalized Quote
Ready for a new roof? Get an accurate quote from our team.
- ✓ Free on-site survey
- ✓ Detailed written quote
- ✓ No pressure, no obligation
- ✓ Financing options available
📞 Call: +353 89 981 9675
Related Resources
- Roof Replacement Cost Ireland - Detailed guide
- SEAI Insulation Grants - Get funding
- New Roof Services - Our services
- Choosing Roofing Material - Material guide
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