Slate and Tile Roofing Prices in South Dublin

Expect to pay roughly €130–€230 per m² for a full slate or tile re-roof in Dublin in 2026, meaning a typical 3-bed semi (around 90–110 m² of roof area) lands between €13,000 and €22,000 fitted. Natural Spanish slate, difficult access, chimney rebuilds and steep pitches push jobs to the top of that range; concrete tile on a straightforward semi sits at the bottom. Prices below are indicative — always confirm with a written fixed-price quote.

Summary

• Concrete tile re-roof: €130–€165 per m² supplied and fitted on an accessible Dublin semi with standard 35–40° pitch.

• Natural Spanish slate re-roof: €170–€210 per m²; Welsh slate (Penrhyn, Cwt-y-Bugail) runs €230–€300+ per m² because the slate alone is €3.50–€5.00 each.

• A typical Dublin 3-bed semi (roughly 100 m² of roof) costs €14,000–€19,000 in concrete tile and €18,000–€24,000 in natural slate, fitted, VAT included.

• Scaffold on a terraced street in Ranelagh, Terenure or Ranelagh adds €1,200–€2,500 versus a detached house with side access.

• Chimney rebuild above the roofline adds €1,800–€3,500; new lead valley in code 5 lead adds €600–€1,100 per valley.

• Every full re-roof from Recommended Roofing carries a lifetime leak guarantee on the new roof covering — repairs and partial work are covered by our 10-year written workmanship guarantee instead.

What you're actually paying for

A slate or tile roof price isn't one number — it's five stacked costs. Understanding the stack is the difference between comparing quotes properly and being caught out later by "extras".

The five components on almost every Dublin re-roof quote:

1. Strip and dispose of the existing covering (slates/tiles, old felt, battens, nails). Skip hire in Dublin runs €350–€550 per skip and a full re-roof usually needs two.

1. Timber and structural repairs — rotten fascia, sagging rafters, sarking boards. Budget €500–€1,500 as a realistic contingency on any house built before 1980.

1. Breathable membrane and treated battens — modern spec is a Tyvek or Klober breathable underlay (€3–€5 per m²) on 25×50mm treated softwood battens.

1. The covering itself — concrete tile, fibre-cement slate, natural Spanish slate or natural Welsh slate. This is where price varies most.

1. Lead work, ridges, verges and rainwater goods — code 4 or code 5 lead flashings, mortared or dry-fix ridges, new PVC or aluminium gutters and downpipes.

Access, scaffolding and skip costs sit on top of all five, and in Dublin they are rarely negligible.

2026 price ranges (indicative)

<table style="min-width: 100px;"><colgroup><col style="min-width: 25px;"><col style="min-width: 25px;"><col style="min-width: 25px;"><col style="min-width: 25px;"></colgroup><tbody><tr><th colspan="1" rowspan="1"><p>Job type</p></th><th colspan="1" rowspan="1"><p>Roof area</p></th><th colspan="1" rowspan="1"><p>Price range (fitted, incl. VAT)</p></th><th colspan="1" rowspan="1"><p>Price per m²</p></th></tr><tr><td colspan="1" rowspan="1"><p>Concrete tile re-roof, semi-detached</p></td><td colspan="1" rowspan="1"><p>90–110 m²</p></td><td colspan="1" rowspan="1"><p>€12,000–€18,500</p></td><td colspan="1" rowspan="1"><p>€130–€165</p></td></tr><tr><td colspan="1" rowspan="1"><p>Fibre-cement slate re-roof, semi-detached</p></td><td colspan="1" rowspan="1"><p>90–110 m²</p></td><td colspan="1" rowspan="1"><p>€14,500–€20,000</p></td><td colspan="1" rowspan="1"><p>€150–€185</p></td></tr><tr><td colspan="1" rowspan="1"><p>Natural Spanish slate re-roof, semi-detached</p></td><td colspan="1" rowspan="1"><p>90–110 m²</p></td><td colspan="1" rowspan="1"><p>€16,500–€23,000</p></td><td colspan="1" rowspan="1"><p>€170–€210</p></td></tr><tr><td colspan="1" rowspan="1"><p>Natural Welsh slate re-roof, semi-detached</p></td><td colspan="1" rowspan="1"><p>90–110 m²</p></td><td colspan="1" rowspan="1"><p>€22,000–€32,000+</p></td><td colspan="1" rowspan="1"><p>€230–€300+</p></td></tr><tr><td colspan="1" rowspan="1"><p>Concrete tile re-roof, detached (150 m²+)</p></td><td colspan="1" rowspan="1"><p>150–200 m²</p></td><td colspan="1" rowspan="1"><p>€19,500–€32,000</p></td><td colspan="1" rowspan="1"><p>€130–€160</p></td></tr><tr><td colspan="1" rowspan="1"><p>Natural slate re-roof, detached</p></td><td colspan="1" rowspan="1"><p>150–200 m²</p></td><td colspan="1" rowspan="1"><p>€27,000–€45,000</p></td><td colspan="1" rowspan="1"><p>€180–€230</p></td></tr><tr><td colspan="1" rowspan="1"><p>Partial re-slate (one elevation)</p></td><td colspan="1" rowspan="1"><p>30–50 m²</p></td><td colspan="1" rowspan="1"><p>€4,500–€9,500</p></td><td colspan="1" rowspan="1"><p>€150–€220</p></td></tr><tr><td colspan="1" rowspan="1"><p>Ridge tile re-bed and re-point only</p></td><td colspan="1" rowspan="1"><p>full ridge line</p></td><td colspan="1" rowspan="1"><p>€900–€1,800</p></td><td colspan="1" rowspan="1"><p>—</p></td></tr></tbody></table>

These are 2026 Dublin market ranges based on jobs we've quoted and delivered. Every roof is different — ring us on 01 2657795 for a fixed-price quote on yours, or try the roofing cost calculator for a quick indicative figure.

What sits at the low end

A job at the bottom of the range in Dublin usually has all of these:

• A standard 3-bed semi built between 1960 and 2000 with a simple gable-to-gable roof, no dormers, no valleys, one chimney or none.

• Concrete interlocking tile (Redland Cambrian, Marley Modern or similar) at roughly €1.20–€1.80 per tile.

• Side access so scaffold can be erected off the road without a Dublin City Council hoarding licence (€30–€50 per m² of hoarding, per month).

• Timbers in sound condition — rafters straight, no rot at eaves, no sagging.

• Existing chimney sound and only needing new lead flashings, not a rebuild.

Estates in Knocklyon, Templeogue, Sandyford, Stillorgan and Ballinteer built in the 70s and 80s hit these criteria often, and that's where we quote closest to €130–€150 per m² on concrete tile.

What pushes a job to the high end

Dublin's older housing stock — the red-brick Victorians of Ranelagh, Rathmines and Terenure, and the granite-fronted period homes of Dundrum and Goatstown — carries genuine cost drivers, not padding.

Access. A terraced house on Grosvenor Road or a mid-terrace in Ranelagh needs scaffolding brought through the house or craned over. Add €800–€2,000. If the street needs a road-opening licence or hoarding permit from Dublin City Council, add another €400–€900.

Steep pitches and cut roofs. Anything over 45° or with hips, valleys and dormers takes 30–50% longer to strip and cover. A hipped roof on a detached house in Dundrum or Goatstown can carry two or three valleys, each needing new lead.

Chimneys. Most pre-1970 Dublin houses have at least one chimney, and half of them need work above the roofline once the scaffold is up. A full rebuild from the flashing up in reclaimed brick with a new concrete cap and pot: €1,800–€3,500. New lead flashings only (code 5, dressed properly): €400–€700 per chimney.

Natural slate specification. Spanish slate (SIN-27, Cupa, Samaca) is the workhorse of the Dublin natural slate market at €1.20–€1.80 per slate. Welsh slate — the material originally used on most Georgian and Victorian Dublin houses — is €3.50–€5.00 per slate and often specified in conservation areas or by architects matching an original roof.

Storm exposure. Coastal Dublin (Howth, Sutton, Dun Laoghaire, Killiney) sits in exposure zone 3–4 under I.S. EN 1991-1-4. That means mechanically fixed ridges (dry-fix systems at €40–€60 per linear metre), every slate double-nailed with copper nails, and heavier code 5 lead instead of code 4. Add roughly 8–12% to a standard spec.

Worked example 1: 3-bed semi in Templeogue

• Property: 1970s semi, gable-to-gable, 95 m² roof area, 35° pitch, one chimney, side access.

• Spec: Full strip, dispose, Tyvek Supro underlay, 25×50mm treated battens, Redland Cambrian slate-effect concrete tile, dry-fix ridge, new code 4 lead chimney flashings, new 112mm half-round PVC gutters.

• Price: €14,800 including VAT and two skips.

• Timeline: 5–6 working days weather-dependent.

• Guarantee: Lifetime leak guarantee on the new covering.

Worked example 2: Victorian terrace in Ranelagh

• Property: 1890s red-brick mid-terrace, 75 m² main roof plus rear return, 42° pitch, two chimneys, no side access.

• Spec: Full strip, structural repair to two rafters, breathable membrane, treated battens, natural Spanish slate (500×250mm), code 5 lead valleys and chimney flashings, one chimney rebuilt above roofline, cast-aluminium ogee gutters.

• Access: Scaffold via front and rear, hoarding licence for 3 weeks.

• Price: €21,400 including VAT.

• Timeline: 9–11 working days.

This is a typical Ranelagh job — the price looks high next to the Templeogue example, but strip out the chimney rebuild (€2,600), the hoarding (€650) and the natural slate uplift over concrete tile (roughly €3,500), and you land back at semi-detached prices.

What should be in a proper written quote

Do not accept a one-line "€16,000 for a new roof" quote. A fixed-price quote for a Dublin re-roof should list, at minimum:

• Roof area in m², pitch, and number of elevations covered.

• Exact covering — manufacturer, model, size, colour, quantity.

• Underlay and batten specification (breathable membrane brand; batten size and treatment grade).

• Lead work — code (4 or 5), locations (valleys, chimneys, abutments), and lengths.

• Ridge system — mortared bed-and-point or mechanical dry-fix.

• Rainwater goods — material, size, colour, downpipe count.

• Scaffolding, skips and any council licences — included or excluded.

• Timber allowance — how much rafter/sarking repair is included before extras kick in (we typically include €500 of timber work as standard).

• VAT status and payment stages.

• Guarantee terms in writing — length, what's covered, what's excluded.

If any of that is missing, ask before you sign. Most disputes on Irish re-roofs come from vague scopes, not bad workmanship.

SEAI grants and re-roofing

There is no direct SEAI grant for re-roofing itself, but if you're doing attic insulation as part of the job (which we'd recommend — the roof is off, access is perfect), you can claim the SEAI attic insulation grant of €1,300–€1,700 depending on property type. Insulation must be installed by an SEAI-registered contractor and meet 300mm mineral wool or equivalent U-value.

Where we work in Dublin

We cover the full county for slate and tile re-roofing and roof repairs, with strong local knowledge across south Dublin, Ranelagh, Terenure, Templeogue, Dundrum and Stillorgan. Different postcodes bring different housing stock, and different housing stock brings different prices — a re-roof in Ballinteer isn't the same job as one in Ranelagh even at the same square metreage.

Ready for a fixed-price quote? Ring 01 2657795 or request a free quote from our Dublin team and we'll survey the roof, spec the job properly and price it in writing.