Stamp duty on site & house to be built?

[HomersCash]

Hi,

I've searched and looked through other threads and see lots of related questions....

When you buy a site with the intention of building a house, how is the stamp duty paid;
1) A % on the cost of the site?
2) 1 plus another % on the cost of the completed house?
3) Just one % when the site and house is complete?

I've looked at the revenue.ie website and see rates for sites "applicable to non-residential property"
[broken link removed]

If it is option 3) - how is the value of the completed house calculated - what it cost to build? or what its now valued at?

I'm a bit confused....
By the way I'll be a non first-time buyer.

Thanks in advance.

 

[Vanilla]

Assuming that the purchase of the site is unconnected to the building of the house- i.e. that the contract to buy the site does not contain a clause forcing you to enter into a building agreement with a certain developer, then you pay a percentage on the value of the site at non-residential rates.

 

[ClubMan]

Is the SD on the site not as outlined on ?

Rates of stamp duty on land/housing sites without residential buildings
Up to 10,000 euro Exempt
10,001 euro - 20,000 euro 1%
20,001 euro - 30,000 euro 2%
30,001 euro - 40,000 euro 3%
40,001 euro - 70,000 euro 4%
70,001 euro - 80,000 euro 5%
80,001 euro - 100,000 euro 6%
100,001 euro - 120,000 euro 7%
120,001 euro - 150,000 euro 8%
Over 150,000 euro 9%

Not sure if further SD is chargeable on the house once constructed. There may also be a SD charge on the mortgage as normal for certain mortgage amounts.

Post crossed with Vanilla's.

 

[HomersCash]

Thanks a million Vanilla and Clubman for the swift response.

The site is you stated Vanilla - I hope to buy a site and then hire own building contractor, i.e. not tied to a specific developer.. - therefore pay the relevent rate as per the table.

So - question still is - do I pay stamp duty on the actual house that will be constructed??

 

[Vanilla]

You just pay stamp duty on the site as per the table ClubMan posted. There is no additional stamp duty on the house thereafter. The only potential stamp duty other than the site is again as ClubMan said- if your mortgage amount is over €254,000, then there is stamp duty on the mortgage amount at 0.1%.