Should we buy a home with a better Ber, or look for something cheaper and retrofit?
Buying your first home is such an exciting time – but with it comes plenty of tricky decisions. Your question about the Ber (Building Energy Rating) is a very relevant one, and something we're hearing more and more from buyers. With energy costs rising and sustainability on everyone's radar, it's no surprise that energy efficiency is playing a bigger role in property decisions.
Buying a lower Ber home and retrofitting
Homes with a lower Ber – typically rated C, D or below – often come with a lower purchase price, which can be appealing to first-time buyers. If you're prepared to take on some work, retrofitting the property can be a great way to improve energy performance over time.
Upgrades such as improved insulation, high-performance windows, modern heating systems, and solar panels can dramatically increase your home's comfort and efficiency. Better yet, there are grants available through the Sustainable Energy Authority of Ireland (SEAI) which can help offset some of these costs. To learn more, visit the official website:
seai.ie
– it's a fantastic resource for understanding what grants you may qualify for and how to apply.
READ MORE
That said, retrofitting isn't for everyone. Depending on the scope of work, costs can range from €20,000 to €60,000 or more, and the process can be disruptive and time-consuming. For big retrofit projects, you will need to find alternative accommodation so don't forget to factor that into your plans. If you're planning to stay in the home for several years, it can pay off in the long run – especially if the works are done to a high standard and well documented.
Choosing a higher Ber home upfront
Alternatively, a home with a Ber of B2 or better offers many advantages right from the start. These homes are more energy-efficient, comfortable, and often eligible for green mortgage products, which offer lower interest rates. You'll also avoid the hassle and potential risk of undertaking big retrofit works.
In terms of resale value, homes with higher Ber ratings tend to sell faster and for stronger prices. As you've mentioned that you may move again in the future, this is a key point. Buyers are becoming more conscious of running costs, and energy ratings are an increasingly important factor in their decisions.
A balanced approach
That said, don't let the Ber rating become the only deciding factor. Other considerations are just as important when choosing your first home, including:
Location – proximity to work, schools, family and public transport;
Layout and size – does it suit your current lifestyle and potential plans?
Orientation and outdoor space – for example, a bright south-facing garden can improve daily living;
Structural condition – always check that the basics (roof, wiring, plumbing) are sound.
Generally, purchasing a home with a higher Ber is preferable to buying a lower-rated home and retrofitting, as it offers immediate energy-efficiency benefits. However, the best choice depends on your budget, long-term goals, and the specific condition of the property. Consider consulting with energy-efficiency experts and professionals to assess your specific needs and determine the most appropriate path for you
Majella Galvin
is an estate agent and a member of the
Society of Chartered Surveyors Ireland
Do you have a query? Email
propertyquestions@irishtimes.com
This column is a readers' service. The content of the Property Clinic is provided for general information only. It is not intended as advice on which readers should rely. Professional or specialist advice should be obtained before people take or refrain from any action on the basis of the content. The Irish Times and it contributors will not be liable for any loss or damage arising from reliance on any content
Hashtags
Try Our AI Features
Explore what Daily8 AI can do for you:
Comments
No comments yet...
Related Articles
Irish Times
16 minutes ago
- Irish Times
Ireland's infrastructure is 32% behind competitor countries, IMF finds
Ireland's stock of physical infrastructure – from transport and energy to housing and water – lags that of its international peers by approximately 32 per cent, a new report from the International Monetary Fund (IMF) has indicated. The Washington-based financial institution published a research paper on Tuesday, assessing Ireland's 'public spending efficiency', benchmarking it against comparator countries in infrastructure, health and education. Based on its own investment and efficiency markers, the IMF estimated that Ireland faced a physical infrastructure gap of 32 per cent relative to competitor economies and a quality gap of 27 per cent. While spending on infrastructure has picked up in recent years after a period of underspending in the wake of the financial crisis, the IMF noted that investment efficiency (how efficient a country is in converting infrastructure spending into infrastructure outcomes) was low in Ireland by international standards. READ MORE It highlighted 'several key challenges' including planning delays, low construction productivity and labour shortages in the construction sector. On health, the study noted that expenditure here was high given the relatively young population and that expenditure overruns in health spending had been 'a chronic feature in recent years'. [ 'We've dropped the ball': Ireland's housing targets will be missed because the water, electricity and roads required can't be delivered Opens in new window ] 'While outcomes are positive and have improved over time, there are challenges with long waiting lists, high occupancy rates and staff recruitment and retention,' it said. On education, Ireland fared better with the IMF noting the State had strong outcomes and a level of public spending efficiency that was close to the average. A separate IMF study warned that foreign direct investment (FDI) relocations posed the biggest threat to Ireland in the current period of trade fragmentation. It suggested that Ireland's export-led economy could be impacted through three main channels: supply chain disruptions; trade distortions resulting from tariff increases; and FDI relocation, potentially driven by tax policy changes in the US. While the impact of supply disruptions and higher tariffs, under certain assumptions, 'appear manageable', the potential of relocation of FDI by multinational enterprises posed a much bigger risk, it warned. This could be associated with a 'sizeable decline' in value in the multinational sector and a loss in corporate tax income 'that could reverberate through the economy'. In one scenario, it models the impact of a 50 per cent reduction in the FDI stock in the ICT services sector here, which it found would lead to a 25 per cent drop in value. How the wealthy are buying up land to avoid inheritance tax Listen | 22:03 In particular, it highlighted the potential exit of 'intangible capital' held by multinationals here 'as a result of corporate restructuring, for example, induced by trade or tax policies'. The study noted that Ireland had one of the most open economies in the world with exports and imports of goods and services exceeding 250 per cent of GDP (gross domestic product) in 2024. Services trade has undergone especially rapid growth, doubling as a share of GDP in the last two decades, it said. 'Free trade and foreign investment have transformed the economy in the last several decades and have underpinned the remarkable growth and improvement in the standard of living,' it said. 'A retreat from globalisation would, therefore, represent a serious headwind for the Irish economy,' it said. 'The high dependence on export-oriented activities, dominated by a small number of multinational enterprises (MNEs), makes the economy particularly vulnerable to trade fragmentation,' it said.
Irish Times
an hour ago
- Irish Times
Hines submits new plan for 1,100 apartments at former Clonliffe College
The developer of a major apartment scheme in Dublin has dropped 'controversial' elements of the design have been dropped in a new planning application after a first attempt was refused. The revised planning application for just over 1,100 apartments at the former seminary site at Clonliffe College, Drumcondra , was submitted by developers Hines this week. Brian Moran, senior managing director for Hines in Ireland, said that a previously planned 19 story residential tower had been removed, while the new scheme would be less dense than its predecessor. An underground car park near the formal lawn of the former college has also been removed, as was an extension to the seminary building. 'The more controversial elements of the previous scheme have been taken out or modified,' Mr Moran said. READ MORE The number of apartments has also been reduced, down from 1,590 to 1,131, with a change in the mix of apartment types – there will be fewer studios and more three bedroom units, as well as the inclusion of some four bedroom units. Mr Moran indicated that Hines' preference was also to make apartments available for both rental and sale at the site, and that government schemes to assist viability for apartment development would likely play a role in bringing units to the market for sale. He also said the company envisaged affordable housing on some of the blocks. The scheme will have more public space than its predecessor, and incorporates mobility hubs where bike and car sharing schemes can be accessed by residents and the wider community. Mr Moran outlined that it was unlikely that the company would return to the drawing board with a fresh planning application even as government approved changes to apartment design standards on Tuesday. 'We're not planning to go and spend another 18 months on another application,' he said. His comments came as Hines partner fund, CWTC Multi-Family ICAV gave notice that it is to lodge plans in the coming days to Dublin City Council The new application comes four years after Hines lodged its original plan for the site. While An Bord Pleanála granted planning permission it was quashed by the High Court after a challenge was brought by Fionnuala Sherwin, a resident of Knocksinna Grove, Foxrock, Co Dublin. An attempt by Hines at the Supreme Court in April 2024 to overturn the High Court decision failed resulting in the new scaled down Large Scale Residential Development (LRD) plans to be lodged with the City Council. The statutory planning notice for the new scheme states that the 1,131 apartments are to be built across 12 apartment blocks. The apartments are to comprise 268 studios, 282 one bed apartments, 392 two bed apartments, 132 three bed units and 57 four bed dwellings. It is likely that the new scheme will be ultimately be decided by An Coimisiún Pleanála as applicants and third parties can appeal City Council LRD decisions to An Coimisiún Pleanála.
Irish Times
an hour ago
- Irish Times
State supports and tax credits required to help struggling Irish musicians, says Imro
State supports, including tax incentives similar to those available to the film industry, should be considered to help the Irish music industry grow and navigate the challenges facing artists in the era of content streaming, the Irish Music Rights Organisation (Imro) has said. Research published by the body on Tuesday revealed that the music industry is worth €1 billion to the Republic's economy annually, supporting more than 13,400 jobs. Based on a nationally representative survey of 1,000 people and a survey of Imro members, the report found that Irish adults spent an average of €757 on music events last year, including festivals and individual concerts. Music fans spent an average of €298 on concerts in high-capacity venues last year and €194 on festivals, Imro said. READ MORE However, two-thirds of survey respondents said the high and growing price of concert tickets is a barrier to gig-going, while almost half cited the accommodation costs as an issue. 'At the heart of this report is a clear truth: Irish people don't just enjoy music – they live it. From packed festival fields to quiet moments with a favourite playlist, music is embedded in our daily lives,' said Imro chairwoman Eleanor McEvoy. 'This heartfelt connection is at the core of our vibrant music culture, but people working in the sector need more than passion to thrive. According to the research, more than 13,400 people are employed in the music industry here, yet just 43 per cent of Imro members surveyed said they had full-time jobs in the sector. Almost 70 per cent said they are reliant on employment in other sectors of the economy to sustain their careers, 'reflecting a widespread dependency on external income sources', the report's authors said. Against this backdrop of financial precarity, Imro said the uneven distribution of streaming income, which means artists and songwriters receive a disproportionately lower share of the revenue relative to the streaming platforms, means mean musicians are struggling to earn sustainable incomes. The body said the Government should look to apply some of the financial strategies that have helped the Irish film industry grow and develop, such as the Section 481 tax credit, to alleviate the financial burden on musicians. The Republic's music industry could also benefit from State intervention at the level of marketing, Imro said, citing the example of the popularity of K-pop and the South Korean government's efforts to export it to a global audience. Imro also wants the Government to put the Basic Income for the Arts, a pilot version of which was unveiled in 2022 and runs until the end of this year, on a permanent footing. Ms McEvoy said musicians must be fairly compensated in the streaming economy and protected from 'emerging risks' like artificial intelligence. 'The recommendations outlined here are not just aspirational, they are essential steps toward a sustainable and equitable future for Irish music, and we look forward to working closely with the Government and the Oireachtas committees to further these recommendations,' she said.
