Build Cost in Longford 2026 — Per m² Figures & Example Estimate

Building a house in Longford in 2026 costs around €273,000–€294,000 for the construction of a typical 145 m² mid-range two-storey home, before fees and VAT. Longford sits at a 0.82 multiplier — 18% below the Dublin baseline — the lowest national pricing tier. Of the counties in this tier, Longford is perhaps the clearest example of what the number simply means: no geographic constraints pushing it higher, no commercial demand, no commuter belt, no delivery complications. Longford town sits on the N4, under 120km from Dublin, with standard Midlands logistics and a small but honest contractor market. Add fees, VAT at 13.5%, and a 10% contingency, and the same build comes in at roughly €407,000–€410,000 all-in on a serviced site.

For anyone who has been priced out of Meath, Kildare or Westmeath and is looking at the map for where the 18% discount begins, Longford is the answer. It is the first Leinster/Connacht border county on the N4, with the supply chain access of a midland town and the cost position of the northwest. A free first estimate from BeforeYouBuild can confirm the figures for your spec and site.

What drives Longford-specific costs

Longford's cost profile is defined by what is absent rather than what is present. There is no commuter demand pulling subcontractor rates above regional levels — the county is beyond the orbit of Dublin lifestyle migration that affects Westmeath and Meath. There is no IDA industrial presence competing for specialist trades. There is no coastal or mountain geography creating delivery complications or planning sensitivity on most residential sites. What remains is a straightforward Midlands county on the N4 with a small, competitive contractor market and standard logistics.

Longford town has the county's most active residential development and the best contractor availability within the county. Granard in the northeast has a sparser local market. Ballymahon in the south has proximity to the Westmeath and Roscommon markets via the N55 and N63, which adds breadth to the tender catchment for south Longford projects. The county development plan rural housing policy is one of the more open in the Midlands for standard rural one-off housing applications, which means planning is generally achievable for those with genuine rural housing need without the extended engagement required in more sensitive counties.

Worked example: 145 m² mid-range 2-storey new build

Longford regional multiplier applied to the national mid-range rate: 0.82 × €2,300 = **€1,886 per m²** effective construction rate. Two-storey uplift of approximately 7.6% is reflected in the high end of the example range shown in the summary card above.

Construction cost

Base construction at 145 m² × €1,886 per m²: **€273,470**.

The full mid-range band at Longford rates runs €1,722–€2,050 per m², giving a construction cost range of **€250,000–€297,000** for a 145 m² build depending on specification. The ±4% band around the worked-example midpoint — reflecting finish level, insulation standard, heating system and window specification — runs approximately **€262,000–€284,000** within a consistently mid-range spec.

Fees, VAT and admin

On top of base construction, allow around 10% for architect fees — roughly €27,000 on a €273,000 build. Structural engineer and quantity surveyor fees typically run €8,000–€9,000 combined. Planning and regulatory administration — covering the planning application fee, Disability Access Certificate, BCMS Commencement Notice, Assigned Certifier fee, site survey, ground investigation, BER assessment, and site insurance — adds around €6,000–€7,000. Utility connections (ESB standard connection, Uisce Éireann water and wastewater) add roughly €9,000–€10,000; rural sites requiring a septic tank should allow a further €10,000–€12,000.

VAT at 13.5% typically adds €38,000–€44,000 on a Longford mid-range build of this size. With a 10% contingency built in, a realistic all-in budget for a 145 m² mid-range two-storey in Longford runs **€400,000–€415,000** on a serviced site, or **€415,000–€430,000** on a rural site requiring a septic tank and longer utility runs.

How Longford compares with neighbouring counties

| County | Multiplier | Per m² (mid-range) | 145 m² construction | |---|---|---|---| | Dublin | 1.00 | €2,300 | €334,000 | | Longford | 0.82 | €1,886 | €273,000 | | Westmeath | 0.85 | €1,955 | €283,000 | | Roscommon | 0.82 | €1,886 | €273,000 |

Longford and Roscommon are identical at 0.82. Westmeath at 0.85 is €10,000 above in base construction for a 145 m² build, reflecting Athlone's deeper logistics and contractor supply chain. Dublin is €61,000 above Longford in base construction — a consistent saving for a county that is closer to Dublin than many people expect and further from Dublin-orbit pricing than any county in Leinster except those to its south and east.

What to do next

Every site and spec lands somewhere different within the ranges on this page. A free first estimate from BeforeYouBuild puts numbers on your specific project — floor area, storey count, site type, and finish level — so you have something concrete to bring to your architect or quantity surveyor. Run the estimate at [beforeyoubuild.ie/build-cost-calculator-ireland](/build-cost-calculator-ireland).

The figures on this page are produced by the same Pricing v1 ruleset used across the calculator and the sample reports. Rates are reviewed quarterly against Irish CSO construction price indices and contractor sentiment.