How Much Does a Full Carpentry Fit-Out Cost for a New Build in Ireland in 2026?
Carpentry is one of the larger single-trade costs on any Irish new build or major renovation, yet it is also one of the least-understood in terms of how the price is built up. This guide gives honest 2026 figures for the Co. Louth and South Armagh market and explains what each element of cost represents.
The Two Stages: First Fix and Second Fix
Carpentry on a new build or major renovation is divided into two distinct stages separated by the plastering works.
First fix carpentry is everything that goes in before plastering: structural framing, stud walls, floor joists, roof carpentry, and any timber built into the building structure. This work is covered by plaster and is not visible in the finished house. It must be correct, because problems at first fix are expensive to address after the walls are finished.
Second fix carpentry is everything that goes in after plastering: door hanging, skirting, architrave, window boards, staircase installation, and any built-in joinery. This is the visible work that determines the finished quality of the house.
For a detailed explanation of what each stage involves, the guide to first and second fix carpentry covers the distinction, the sequencing, and what to check at each stage.
2026 Cost Ranges for a Three-Bedroom Semi-Detached in Co. Louth
These figures are for labour only. Materials are additional in most cases unless specified as supply-and-fix.
| Stage | Typical Labour Cost |
|---|---|
| First fix (stud walls, floor structure, door frames, window frames, structural elements) | €3,500 to €6,500 |
| Second fix (doors, skirting, architrave, window boards, stair handrail, basic built-ins) | €6,000 to €10,000 |
| Total carpentry, 3-bed semi-detached | €9,500 to €16,500 |
For larger houses:
| House Type | Typical Total Carpentry Labour |
|---|---|
| 3-bed semi-detached | €9,500 to €16,500 |
| 4-bed detached | €14,000 to €22,000 |
| Large or complex custom house | €20,000 to €40,000+ |
These are labour-only figures for standard specification. Premium materials, more complex layouts, and higher specification finishes increase both labour and material cost.
What Drives the Cost
House size and number of rooms
More rooms means more walls, more doors, more skirting, and more architrave. The carpentry cost scales broadly with the floor area and room count, though not linearly because the first fix structural elements are relatively fixed per house type while the second fix detail scales more directly with room count.
Specification level
A house fitted with standard pine skirting and architrave, painted, costs less than the same house fitted with solid hardwood sections. The difference in material is real and affects the labour to some extent because quality hardwood section cuts and fits differently from soft pine.
First fix complexity
A simple rectangular floor plan with standard wall and floor construction is the most efficient first fix. Complex floor plans, open-plan layouts requiring longer span structural elements, dormer conversions, and extensions all add complexity and cost to the first fix stage.
Staircase
The staircase is quoted separately in most cases because it is a specialist item. A supply-and-install staircase from a specialist staircase company adds €4,000 to €16,000+ depending on specification. Where Setanta is supplying and fitting the staircase as a bespoke commission, this is priced as part of the staircase service.
Access and sequencing
A new build with good site access, a clear programme, and well-prepared substrates is more efficient to work on than a renovation where access is tight, other trades create disruption, and conditions vary from day to day. Renovation carpentry is generally quoted at a higher day rate than new build fit-out for this reason.
Material Costs: What Is Additional
Labour-only quotes cover the carpenter’s time. Materials are typically the homeowner’s or developer’s responsibility unless a supply-and-fix arrangement is agreed.
Approximate material costs for a 3-bed new build:
| Material | Approximate Supply Cost |
|---|---|
| Timber stud for first fix | €2,000 to €4,000 |
| Door frames and linings (all rooms) | €1,500 to €3,000 |
| Internal doors (set of 12-14) | €1,800 to €5,000 depending on spec |
| Skirting and architrave (all rooms) | €1,200 to €3,000 |
| Window boards | €500 to €1,200 |
Total materials, basic specification: approximately €7,000 to €16,000
Combined labour and materials for a fully fitted 3-bed new build carpentry: €16,500 to €32,500 depending on specification. High-specification finishes can push this significantly higher.
Developer and Volume Pricing
For developers fitting out multiple units on a site in the Dundalk or Newry corridor, Setanta offers pricing discussions for repeat work. Consistency of quality and clear communication on programme are the primary benefits of a repeat relationship with a single carpenter for multiple units.
Frequently Asked Questions
Should I get the carpenter to supply materials or source them myself? Both approaches work. Supply-and-fix from the carpenter is simpler and puts responsibility for specification and quality in one place. Supply only by the homeowner or developer is cheaper if you can source materials at trade prices. For new builds where a developer is buying materials in volume, supply by the developer is common. For individual renovations, supply-and-fix is often more practical.
How long does a full carpentry fit-out take on a 3-bed semi? First fix: three to five days. Second fix: five to eight days, depending on specification and whether stair installation is included. Total: approximately two to three weeks of calendar time, spread around the plastering works.
What is the difference between hiring a carpenter and a general builder for fit-out? A carpenter who specialises in fit-out produces a more consistently finished second fix than a general builder whose carpentry is one of multiple trades. The detail on door hanging, the mitring of architrave at corners, and the consistency of skirting fixings are all better in the hands of a specialist. For a quality finish, a specialist carpenter is worth the additional cost.
For renovation carpentry and new build fit-out in Dundalk, Carlingford, Newry, or across Co. Louth, the Setanta renovation carpentry service starts with a site visit. Contact John directly on 083 003 3268.
