Cost of a New Roof in Cork 2026: Real Prices by House Type & Material

I’m Michael Casey. I founded Keystone Roofing in 2009 and I’m still on the roof for every full replacement we quote across Cork. “How much is a new roof?” is the question I get asked more than any other, and the honest answer is that it depends on six things. This guide walks through all of them with the real 2026 ranges we quote in Cork, so you can budget properly before you invite anyone to price the job. Every figure below excludes VAT — always confirm whether a quote you’re comparing is quoted ex-VAT or inc-VAT.

What actually decides the cost of a new roof

Two houses on the same Cork road can get new-roof quotes €8,000 apart, and both can be fair. Here is what moves the number:

• Roof size and shape. Price is driven by the square-metre area of the roof slopes, not your floor area. Hips, valleys, dormers and multiple slopes all add labour over a simple two-slope roof.
• Material. Natural slate costs roughly double concrete tile per square metre (see the table below).
• Complexity and detailing. Number of chimneys, valleys, roof windows and abutments — each is a place water can get in, so each needs proper lead work.
• Access. A detached house with clear driveway access is cheaper to scaffold than an end-of-terrace on a narrow Cork City street.
• Condition underneath. Once the old covering is off, rotten battens, perished felt or damaged timber add cost — a good quote tells you how this is handled before work starts.
• Coastal exposure. Salt air and wind on the harbour towns mean premium fixings and extra flashing, adding 10–15%.

New roof cost by house type in Cork (2026)

These are typical all-material, all-labour ranges for a full strip-and-re-roof, excluding VAT and before scaffolding. They assume normal access and sound roof timbers.

House type (approx. roof area)	Concrete tile	Natural slate
Mid-terrace (~60 sqm)	€6,500–€9,500	€11,000–€16,000
3-bed semi-detached (~100 sqm)	€11,000–€16,000	€18,000–€26,000
Bungalow (~110 sqm)	€12,000–€17,000	€20,000–€28,000
Dormer bungalow (~120 sqm)	€13,000–€19,000	€21,000–€31,000
Detached 2-storey (~140 sqm)	€15,000–€22,000	€25,000–€36,000
Large detached (~160 sqm+)	€17,000–€25,000	€29,000–€42,000

Ranges exclude VAT and scaffolding. Coastal properties add roughly 10–15%.

New roof cost per square metre by material

Material	Cost per sqm (ex-VAT)	Typical lifespan
Natural slate (Spanish / Welsh)	€180–€260	80–100 years
Fibre-cement slate	€120–€180	50–60 years
Concrete interlocking tile	€110–€160	30–40 years
Clay tile	€150–€220	60–80 years
Fibreglass (GRP) flat roof	€110–€170	25–30 years
EPDM rubber flat roof	€90–€140	20–30 years

Most Cork estates built from the 1970s to 2000s are on concrete tile — think Ballincollig, Carrigaline, Douglas and Glanmire. Period properties in the city and the harbour towns (Shandon, St Luke’s, Montenotte, Cobh, Kinsale, Midleton) are usually natural slate, and slate is what we re-roof them in to keep them right.

Cost by job scope: repair, recover or full replacement

Not every roof needs a full strip. The three options, cheapest first:

• Partial repair (€180–€1,400): slipped slates, a failed valley or flashing. If the rest of the roof is sound, this is the right call — see our roof repairs in Cork page.
• Strip and recover: the old covering comes off, new battens and breathable membrane go on, and the roof is recovered. This is the standard “new roof” most homeowners mean.
• Full structural replacement: needed when rafters or the roof structure itself are compromised — rarer, and quoted after inspection.

The extras most quotes leave out

Scaffolding (€800–€2,500)

Almost every pitched re-roof needs scaffolding. A standard 2-storey Cork semi is usually €1,200–€1,800 for the hire period; awkward access or end-of-terrace runs higher. Always check whether scaffolding is inside the quote or coming as a separate invoice later.

Waste removal (€280–€450 per skip)

Stripping a concrete-tile roof on an average semi produces 6–10 tonnes of waste — usually two skips. Some contractors include disposal, many don’t.

Ridge, valley and flashing

New ridge tiles and mortar, new lead valleys and new chimney flashing are where most leaks start, so they’re not optional on a proper re-roof. If they’re not itemised in writing, ask why.

Battens, membrane and timber repair

A real re-roof includes new treated battens and a breathable membrane underlay. Allow a contingency for replacing any rotten timber found once the old roof is off — a good roofer agrees the rate for this with you up front.

VAT

All figures in this guide exclude VAT. When you compare quotes, make sure each one states clearly whether it is ex-VAT or inc-VAT so you’re comparing like with like.

How to read a roofer’s quote

A good new-roof quote is itemised, not a single number. It should name the covering material and manufacturer, state the membrane and batten spec, list the ridge, valley and flashing work, show scaffolding and waste separately, and state the workmanship guarantee in writing. A one-line “new roof — €X” quote tells you nothing and is impossible to compare fairly.

Repair or replace? A quick decision guide

Replace when: the roof is past its lifespan band above, you’re getting repeat leaks in different spots, the underlay/felt has perished, or more than about a quarter of the slates or tiles are damaged. Repair when: the covering is sound and the problem is local — a storm-lifted section, one failed valley, or a handful of slipped slates. When it’s genuinely borderline, a drone inspection settles it without guesswork.

Grants and paying for a new roof

There’s no direct “new roof” grant in Ireland, but if you’re upgrading attic or rafter insulation as part of the work, SEAI home-energy grants may apply to the insulation element — worth checking before work starts. On payment, the normal pattern is a deposit (30–40%) to secure materials and scaffolding, then the balance on completion. Be wary of any contractor asking for the full amount up front.

Two recent Cork examples

Slate re-roof, Douglas (1920s semi-detached): full strip, new breathable membrane, new battens, premium natural slate, new ridge, valleys and chimney lead. Period-appropriate finish with modern weather protection — the kind of job that lands in the slate column above for a ~100 sqm roof.

Concrete-tile recover, Carrigaline (1990s detached): coastal exposure meant premium fixings and extra flashing around the chimney. A 1990s estate roof coming due for its first recover — concrete tile, with the 10–15% coastal uplift applied.

Keystone covers new roofs across Cork City and County, including Douglas, Ballincollig, Carrigaline and the wider county. For the full Ireland-wide breakdown by material, see our roof replacement cost in Ireland guide.