What is the average cost per square metre for a kitchen fit out in Ireland?

For a standard mid-range kitchen, you can expect to pay between €1,200 and €1,800 per square metre of floor area. Budget kitchens with flat-pack cabinets and laminate worktops start around €800 per square metre, while premium bespoke kitchens can exceed €2,500.

Does the per-square-metre cost include appliances?

It depends on the quote. Many fit-out contractors include integrated appliances in their per-square-metre figure, but others exclude them and charge separately. Always check the breakdown in your quotation to see whether appliances, worktops, and tiling are included or listed as extras.

How long does a kitchen fit out take in Ireland?

A typical kitchen fit out takes 3 to 6 weeks from demolition to completion. The design and planning stage can add another 2 to 4 weeks, and structural work or custom cabinetry can extend the timeline. Your contractor should provide a detailed schedule before work begins.

Do I need planning permission for a kitchen fit out in Ireland?

No, internal kitchen fit outs are generally exempt from planning permission as long as you are not extending the building or altering its external appearance. If you are removing a load-bearing wall or changing the building's structure, you may need a structural engineer's approval, but planning permission is rarely required.

Kitchen Fit Out Cost per Sqm in Ireland: A Stage-by-Stage Breakdown

What the per-Square-Metre Figure Actually Covers

In Ireland, a kitchen fit out cost per square metre is a planning figure, not a fixed price. It bundles design, labour, materials, and installation across the full project. Typical published ranges run from €800 to €2,500 per square metre, with most mid-range jobs landing between €1,200 and €1,800. The wide spread reflects differences in cabinetry quality, appliance specifications, and the condition of the existing room.

The square-metre figure is usually calculated on the kitchen floor area, not wall or total room area. A 12-square-metre kitchen at €1,500 per square metre gives a budget of €18,000. That number becomes useful when comparing quotes or setting a ceiling, but it hides how the money is divided. The real value of a breakdown is knowing which stage absorbs the largest share, so you can adjust without compromising safety or structure.

Every fit out follows the same broad sequence: design and planning, demolition and preparation, first fix, second fix, and finishing. Each stage has distinct cost drivers. This article walks through those stages in order, with typical per-square-metre allocations and the factors that push them up or down.

Stage	Typical Share of Total Cost	What It Includes
Design and planning	5–10%	Survey, drawings, structural checks, permissions
Demolition and prep	8–12%	Removal of old kitchen, plastering, floor levelling
First fix	15–20%	Plumbing, electrical, gas, ventilation rough-in
Second fix	45–55%	Cabinets, worktops, appliances, sinks, taps
Finishing	10–15%	Tiling, painting, lighting, final adjustments

Stage 1: Design, Survey, and Planning Costs

The first cost component is design. A kitchen designer or architect will measure the room, discuss layout, and produce drawings. Fees typically range from €500 to €2,000, or 5–10% of the total project. This stage also covers structural surveys if you are moving walls, changing window openings, or altering gas lines. A structural engineer’s report can add €300–€800.

Planning permission is only required in Ireland if you are extending the building or changing its external appearance. A simple internal fit out does not need permission, but you may need to notify the local authority under exempted development rules. If you do need planning, the application fee for a house extension is €65, but professional fees for drawings and submissions can push the stage to €1,500 or more.

The per-square-metre allocation for this stage is small, but it is the most important for cost control. Decisions made here—cabinetry style, appliance brands, worktop material—set the range for every later stage. A detailed design also prevents mid-project changes, which are the most common cause of budget overruns.

Architectural drawings of a kitchen layout on a table with a tape measure

Stage 2: Demolition and Room Preparation

Before any new installation, the old kitchen must be removed. This includes ripping out cabinets, appliances, worktops, and flooring, plus disconnecting plumbing and electrical supplies. In Ireland, a typical demolition and disposal job costs €800–€2,500, depending on the size of the kitchen and whether you are removing tiles, plaster, or a load-bearing wall. Skip hire and waste disposal fees add €200–€500.

Once stripped, the room needs preparation. Plastering walls to a smooth finish costs €15–€30 per square metre of wall area. Floor levelling compound, needed if you are installing large-format tiles or engineered wood, adds €10–€20 per square metre. If you are removing a wall, structural steel beams and installation can cost €1,500–€4,000, which is a major jump in this stage’s per-square-metre figure.

This stage is where hidden problems surface—damp, outdated wiring, or uneven floors. A contingency of 10–15% of the total budget is standard for unexpected work. For a 12-square-metre kitchen at €18,000, that means €1,800–€2,700 set aside. Without it, a single structural surprise can halt the project.

Stage 3: First Fix – Plumbing, Electrical, and Gas

First fix is the rough-in of all services behind the walls and floors. It includes new water supply and waste pipes, electrical cables, sockets, lighting circuits, gas lines, and ventilation ducting. In Ireland, a qualified plumber charges €45–€70 per hour, and an electrician €45–€80 per hour. For a standard kitchen, first fix labour typically runs €1,500–€3,000, with materials adding €500–€1,500.

The per-square-metre cost here depends heavily on how much you are moving. Relocating a sink or dishwasher requires new waste runs, which adds labour and materials. Upgrading the consumer unit to meet current regulations can cost €500–€1,000. Extractor fan ducting to an external wall, if not already present, adds €200–€400.

First fix is not visible at the end, but it is the most regulated stage. All electrical work in Ireland must comply with the National Rules for Electrical Installations (ET101), and gas work must be done by a Registered Gas Installer. You will need a completion certificate for electrical work, which is essential for insurance and resale. Skimping here is not a saving.

Electrician working on exposed wiring in a kitchen under renovation

Stage 4: Second Fix – Cabinets, Worktops, and Appliances

Second fix is the largest cost stage, typically 45–55% of the total. It covers the installation of wall and base cabinets, worktops, sinks, taps, and appliances. Cabinet prices vary enormously: flat-pack units from a DIY store cost €100–€200 per linear metre, while bespoke, solid-wood joinery can exceed €1,000 per linear metre. Most Irish homeowners choose mid-range units at €300–€600 per linear metre.

Worktop materials drive the per-square-metre figure significantly. Laminate is the cheapest at €50–€120 per square metre installed; quartz and granite range from €250–€600 per square metre; solid oak or other hardwoods sit between €200–€500. Edge treatments, cutouts for sinks and hobs, and upstands add 10–20% to the worktop bill.

Appliances are separate from the fit-out labour but are often included in the per-square-metre figure. A mid-range integrated oven, hob, fridge-freezer, and dishwasher will cost €2,000–€4,000. Premium brands like Miele or Gaggenau can double that. Installation of appliances is usually included in the second-fix labour, but you should confirm this in your quote.

Stage 5: Finishing – Tiling, Painting, and Final Details

The final stage covers everything that makes the kitchen look finished. Wall tiling behind the worktop costs €40–€80 per square metre installed, depending on tile type and pattern. Flooring—whether tile, vinyl, or engineered wood—adds €30–€80 per square metre for materials and labour. Painting walls and ceilings costs €8–€15 per square metre of surface area.

Lighting is part of finishing. Under-cabinet LED strips, recessed ceiling spots, and pendant lights over an island add €300–€1,000, including installation. Final adjustments—aligning cabinet doors, sealing joints, fitting handles, and testing appliances—are usually a day’s work for a fitter, at €150–€300.

The finishing stage is where small items accumulate. A quality silicone sealant, decorative end panels, or a custom splashback can add several hundred euros. It is also the stage where you are most likely to be tempted to upgrade. Stick to your design specification to avoid inflating the per-square-metre cost at the last moment.