The Real Cost of Charm: A Guide to Renovating a Period House in Dublin
Dublin’s landscape is graced with beautiful period homes, from elegant Georgian townhouses to charming Victorian red bricks. The dream of owning and restoring one of these properties is powerful, but it comes with a critical question: what does it really cost to renovate one?
The answer is complex. Unlike modern builds, period properties present unique challenges, from hidden structural issues to strict conservation requirements. To provide a realistic insight, this article will explore a detailed cost outline based on a typical small project: the full renovation of an 1880s, 55 square metre, Victorian house in Dublin City Centre, described as being in poor condition.
While every project is unique, this case study will illuminate the key cost drivers, processes, and professional guidance needed to successfully navigate a period house renovation.
The First Crucial Step: Is Your Property a Protected Structure?
Before any budget is finalised or a hammer is lifted, one question must be answered: is the property a Protected Structure or located within an Architectural Conservation Area (ACA)?. For a property of this age and character in Dublin, there's a high likelihood it is.
This status is the single most important initial factor as it fundamentally influences the entire project. It dictates:
Materials & Methods: Works often require "like-for-like" repairs using traditional materials like natural slate, lime mortar, and specialist timber sash window repairs, which can be more costly than modern alternatives.
Specialist Expertise: The involvement of a Conservation Architect and craftspeople with specific skills is often essential.
Planning Permission: Most alterations to a Protected Structure require planning consent from the local authority's Conservation Office.
The Big Picture: What's the Per Square Metre (sqm) Cost?
While standard Irish renovation costs can range from €2,500 to €4,000 per sqm, this is not a reliable benchmark for a period property requiring extensive work. A more accurate guide for Refurbishment / Fit-Out Works to existing Georgian Buildings (and by extension, Victorian ones) suggests a range of €3,300 to €5,000 per sqm.
For our small 55 sqm case study, this gives an initial estimated range for direct construction works of €181,500 to €275,000.
It's important to understand that a smaller footprint doesn't always mean a proportionally low cost. The intensity of work required per square metre in a full gut renovation is very high, as you are still installing entire systems (heating, electrical) and replacing major elements (roof, floors).
Key Cost Drivers: Where Your Budget Will Go
This overall figure is composed of several major work packages. Using our case study, here are the key areas where the budget is allocated.
1. The Building Envelope (Roof & Walls)
For a period house in poor condition, the roof is a primary concern. This is rarely just a case of re-slating. It often involves:
Complete removal of old coverings.
Substantial structural repairs to rotten or damaged roof timbers, which can cost €400 - €800 per rafter.
New insulation, breathable membranes, and period-appropriate slates.
Example Cost: A full re-roofing job on a property like this could range from €20,000 to €40,000+.
2. Internal Fabric & Finishes
This involves bringing the inside of the house back to life.
New Floors: Replacing a ground floor is a chance to fix damp, ventilation, and insulation issues. A new, insulated suspended timber floor could cost €7,000 - €15,000.
Internal Wall Insulation: Dry-lining external walls improves thermal performance. Expect costs of €8,000 - €13,000, before a potential SEAI grant of €3,500.
New Kitchen & Bathroom: A budget for a modest but functional new kitchen could be €8,000 - €18,000. A full bathroom remodel typically costs €6,000 - €12,000.
3. Essential Services (Heating & Electrics)
Our case study has no heating system and, given its age, requires a full rewire.
New Heating System: A new gas-fired combi boiler system with all new pipework and radiators could cost €7,000 - €12,000.
Electrical Upgrade: A full rewire for a small house in Dublin is likely to cost €6,000 - €9,000 to ensure safety and meet modern standards.
4. The "Hidden" but Critical Costs
Beyond the visible works, a prudent budget must include:
Specialist Surveys: Before work starts, surveys for asbestos, drainage (CCTV), and timber rot are essential to avoid costly surprises.
Professional Fees: Fees for an Architect, Structural Engineer, and Quantity Surveyor can collectively range from 12% to 20% of the construction cost.
Contingency Fund: This is non-negotiable. For an old property in poor condition, a contingency of 15% to 20% of the construction cost is strongly advised to cover unforeseen issues.
VAT: 13.5% applies to most construction work.
The DWCO Approach: Bringing Vision and Certainty to Your Renovation
Navigating this level of complexity requires expertise and a clear process. At David Williams & Co Architects, we have extensive experience in the refurbishment and adaptation of existing buildings, guiding clients through every stage.
Our work on projects like our design for a new mews house behind a Victorian Protected Structure in Dublin is conceived as a respectful dialogue between the past and present. We use advanced tools like Building Information Modelling (BIM) to virtually design and test our interventions, ensuring the integrity of the heritage asset is maintained while delivering high-quality, contemporary spaces.
An architect's role is to provide a comprehensive service: developing a design that meets your vision, navigating the planning process, producing detailed drawings for tender, and administering the construction contract to ensure quality is delivered on-site.
Maximising Your Budget with Grants
Several grant schemes can help offset the significant costs of renovation:
SEAI Grants: These are available for energy efficiency upgrades like insulation and heat pumps. For a semi-detached house, an insulation grant could be €3,500 and a heat pump grant up to €6,500.
Vacant Property Refurbishment Grant: If the property has been vacant for two years or more, you could be eligible for up to €50,000, rising to €70,000 if it is confirmed as derelict. Note that you cannot "double fund" the same works with both SEAI and the Vacant Property Grant.
Heritage Grants: If the property is a Protected Structure, the Historic Structures Fund (HSF) or Built Heritage Investment Scheme (BHIS) can provide funding for essential conservation and repair works.
Your Next Steps
Renovating a period house in Dublin is a major undertaking, but one that can restore a piece of history and create a truly unique home. The key to success is careful, informed planning.
The recommended next steps are:
Verify Status: Immediately confirm if the property is a Protected Structure with Dublin City Council.
Engage Professionals: Appoint an Architect, ideally with conservation experience, and a Structural Engineer at the earliest stage.
Conduct Surveys: Commission specialist surveys for asbestos, drainage, and timber condition before finalising the design.
Develop the Detail: Work with your architect to create detailed drawings and specifications to get accurate, comparable quotes from reputable contractors.
Investigate Grants: Thoroughly research all grant options, noting deadlines and eligibility rules.
If you are considering embarking on a period home renovation, the first step is expert advice. Contact David Williams & Co Architects today to discuss your project. We can help you navigate the complexities and unlock the full potential of your historic property.