Complete guide to renting commercial property in Ireland

Expanding your business into Ireland from the UK? Renting commercial property is often the first step, but navigating leases, costs, and legal rules can be daunting. This guide breaks down everything UK entrepreneurs need to know about office and retail rentals in Ireland, from lease types and taxes to documents and hidden fees.

You’ll also see how Wise Business makes paying landlords and service providers across borders simple, fast, and affordable.

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Types of commercial leases in Ireland

Commercial leases in Ireland are typically structured around the length of the lease and the responsibilities of the tenant. These terms impact cost, flexibility, and legal risk, so it's essential to understand what you are getting into.

Lease type	Structure	Description
Short-term lease	By length	Short-term leases are less than 5 years.¹ Start-ups, small businesses, or companies trying out a new location often use this type of lease. The conditions are less complicated, and the tenants have less responsibility. Short-term leases might not provide renewal rights or rent review.
Long-term lease	By length	This is the most popular commercial property leasing model in Ireland, particularly with long-term contracts. In the FRI lease, the tenant is responsible for all repairs (internal and external), maintenance, and insurance.² These leases decrease the risk for the landlord and increase the financial burden on the tenant. At the end of the lease, dilapidation costs can apply if the property isn’t returned in good condition.
Full Repairing and Insuring (FRI) leases.	By tenant responsibility	The IRI lease limits the tenants to the interior of the premises. The landlord is still held liable for structural factors, roofing, outer walls, and in some cases, shared facilities. It is more typical in multi-tenant buildings such as office blocks or shopping centres, in which common maintenance is billed by a service charge. IRI leases tend to have less risk and fewer unexpected expenses to the tenant.
Internal Repairing and Insuring (IRI) leases.²	By tenant responsibility	The IRI lease limits the tenants to the interior of the premises. The landlord is still held liable for structural factors, roofing, outer walls, and in some cases, shared facilities. It is more typical in multi-tenant buildings such as office blocks or shopping centres, in which common maintenance is billed by a service charge. IRI leases tend to have less risk and fewer unexpected expenses to the tenant.

Another popular choice is licence agreements, however these are not a lease. It authorises an individual or corporation to use a space for a temporary or flexible purpose. Licences are not transferable, are short-term, and not as protective as a lease.³ They are usually applied to serviced offices, pop-ups, co-working spaces, or temporary retail.

Key things to know about commercial lease agreements in Ireland

Before you sign a commercial property lease in Ireland, here are the things to consider:

Lease terms can vary widely

In Ireland, commercial leases are short- or long-term. These durations tend to have additional liabilities for the tenant, such as upkeep, insurance, and routine appraisal of rent. The majority of leases have a clause of renewal, but it is not automatic, so ensure that it is written in the contract.

Get familiar with break clauses

Leases can contain a break clause, which allows you or the landlord to terminate the lease prematurely.¹ They are applicable to businesses that might have to move or are not sure of their long-term plans. Break clauses are, however, usually associated with a high amount of notice or fines. Carefully read the terms before you proceed.

You will have to pay more than rent

You might be subjected to VAT if the landlord chooses to charge it. Service charges are also a part of most leases to pay for the common facilities, such as lifts or car parks. You might also need to contribute to the insurance of the building or take out your own policy. You may also need to pay local commercial rates that are calculated by the rateable value of the property.⁴

Repairs and insurance are the responsibility of tenants.

In Ireland, some long-term leases are of an FRI model. This translates to the tenant assuming all the maintenance, repair, and insurance – both interior and exterior. Have the property inspected before signing and seek a Schedule of Condition. This document records the condition of the property at the start of the lease and can save you from blame for prevailing circumstances.²

Fit-outs and changes are frequently required.

Leases often contain regulations regarding the use of the space and the possibility of changing it. You will generally require the landlord to give written permission in case you intend to renovate, fit out or customise the property. You might also have to restore the property to the original state at the expiry of the lease.

You might be permitted to assign or sublet

You may be able to assign (transfer) the lease to a third party, or to sublet.² These alternatives are helpful when your business needs modification. However, you need to obtain the written consent from the landlord, and you may still be held liable if the new tenant does not fulfil the lease agreement.

Business runs on relationships

Business culture in Ireland is generally direct and relationship-driven. Being clear, polite and responsive during negotiations helps build trust and often leads to smoother lease discussions.

You need registration and stamp duty

Stamp duty is 6% of the annual rent for leases exceeding 35 years and 1% for leases less than 35 years.⁵ Leases exceeding 21 years have to be registered with the land registry.⁶ Any leases that have been signed after 2012 are also required to be registered with the Property Registration Authority (PSRA).²

Legal checks are essential

A solicitor should go through the lease before signing. They will label anything suspicious or one-sided. A building survey is also worth getting when you are entering a long-term lease or FRI lease. This can bring out the risks of repair at an early stage and can assist you in negotiating better terms.

💡 Learn more about starting a business in Ireland 🇮🇪

Do I need insurance to rent a commercial property in Ireland?

Yes. When you are renting a commercial property, you must have insurance. The building is typically insured by the landlord. This includes losses such as fire, storm or break-ins. It can also cover loss of rent and legal claims. This cost may be reflected in your service charge or reflected separately in the lease.

You are to insure your property within the building. That covers equipment, stock, furniture and everything you install. Your contents are not covered by the insurance of the landlord.

If your business type involves higher risks, like food, fuel, or heavy machinery, your insurance costs will be higher. The insurers consider fire safety mechanisms, the material the building is constructed out of, and the proximity of other businesses.

How to rent a commercial property in Ireland – step-by-step

These are the steps to rent a commercial property in Ireland. This makes the process straightforward and realistic.

• Understand the kind of property that suits your business: Know the required space and best location for your business.
• Set your budget: In addition to monthly rent, budget VAT, service fee, insurance, business rates, fit-out, and legal fees. A full budget will prevent surprises.
• Search the market: Search real and current listings to ensure that you only look into spaces that suit you and your budget.
• Work with professionals: Hire a solicitor who knows Irish commercial property law. They reconsider terms, guard your interests, and clarify legal requirements. You may also need to work with a surveyor to inspect the property.
• Submit your offer: This can involve suggesting lease terms, break options, rent rates, and what repairs you will pay.
• Review and finalise lease: Your solicitor reviews the lease to make sure that it contains important provisions such as rent, break clauses, repair obligations, insurance, permitted use, and subletting rights.
• Pay required fees: You will have to pay the security deposit, any rent advance, and stamp duty.

What documents do I need?

When it comes to renting a commercial property in Ireland, the documentation requirements depend on the residential lettings. Here’s what you might need:

• Valid photo ID
• Proof of business registration (CRO certificate or business name cert)
• Lease Heads of Terms (or draft lease agreement)
• Proof of address (utility bill or bank statement)
• Schedule of Condition (if required)
• Stamp duty certificate (after the lease is signed)
• PSRA Commercial Lease Return (if lease is over 5 years)
• Business insurance certificate
• Irish landlords may ask for bank references. A Wise Business account gives you 8+ local account details, which can simplify verification.

💡 Learn how to open a business bank account in Ireland

How much does commercial property cost to rent in Ireland?

There is no standard price for renting commercial space in Ireland. The cost you will pay will be based on the place where the property is located, property type (office space, retail or industrial unit, for example), the size, and the quality and condition of the property.

For instance, in a flourishing tech hub like Dublin city centre, you could be paying upwards of €100,000 monthly for a top of the range, large office space (likely more suited for enterprises). Though for smaller office rentals in the area, €30,000 per month or lower is possible.⁷ Whereas industrial units and warehouse spaces in Dublin can range from €1,500-€40,000 monthly depending on size and location.⁸ For retail units, around €2,000-€10,000 per month is realistic, but if you wanted to locate in Dublin’s infamous Grafton Street, you’d expect to pay at least €20,000 per month for a retail space.⁹

These figures are roughly based on current listings in the market at the time of writing - for accurate pricing, look at real-time listings.

You’ll get more value for money outside of Dublin, Ireland offers many attractive cities like Limerick and Cork that are definitely worth exploring, especially if you’re a new startup with less cash at your disposal. Looking at office rentals alone, you’d be able to secure a high quality space in Cork City Centre for €5,000-€15,000 per month and €2,000-€10,000 in Limerick.^{10 11}

Note - these cost figures are roughly based on the price of current listings in the market at the time of writing - for accurate pricing, look at real-time listings on Irish property sites as the above may be subject to change and vary vastly depending on a range of factors.

Other costs to consider

• Stamp duty on leases: 1% of the average annual rent where the lease is less than 35 years.⁵
• Legal costs to review the lease and work out the paperwork.
• Registration costs if the lease is longer than 21 years⁶
• VAT if the landlord opts to charge it and the rate is 23%.²
• Service fees for shared facilities such as lobbies, lifts, or parking.
• Insurance depending on your lease
• Commercial rates on the basis of the rateable value of the property.

Get quotes early and read your lease carefully. Expenses may accumulate quickly if you don’t plan ahead.

Can UK citizens rent commercial property in Ireland?

Yes. UK citizens are free to rent commercial property in Ireland without any legal limitation. However, if the property is used for rental income, UK citizens must follow Irish tax rules. This may involve registering with Revenue, reporting income, and potentially withholding tax in case they are considered non-resident landlords. Before signing a lease, it is advisable to consult an Irish tax advisor.

Top tips for office and commercial renting in Ireland

• Start with strong Heads of Terms: Sort out the key points like rent, break clauses, and repair duties before the lease is drafted. Put them in writing early. It saves time later.
• Make sure the lease fits your business: Don’t agree to a long lease unless you’re sure it suits your plans. Get break options if your needs might change.
• Request a Schedule of Condition: If you’re taking on repair duties, get the property’s condition recorded in writing and with photos. This protects you from being blamed for damage that was already there.
• Put a cap on service charges: Service charges can go up. Ask for limits or at least clear rules on what’s included and how costs are shared.
• Be flexible to assign or share: You may need to transfer the lease or share the space, so make sure that the lease permits it. Ask for a clause that says consent can’t be unreasonably refused.
• Check what you’re allowed to use the property for: Be clear on what business activities are permitted. If you plan to renovate or fit out the space, confirm what needs landlord approval.
• Ask to follow the Society of Chartered Surveyors Ireland (SCSI) leasing code: Ireland’s surveyors have a leasing code that promotes clear, fair lease terms.12 If your agent or landlord agrees to follow it, you’ll have fewer issues later.

💡 Explore our guide to doing business in Ireland

Grow your business in Ireland with Wise Business

While you’re looking to launch your business in Ireland, it’s also worth making sure you’re set up with the right business account.

Open a Wise Business account and you can hold and exchange at once. It’s quick and easy to open an account in Ireland, with a fully digital application, verification and on-boarding process. Check out the requirements here.

Paying commercial rent for international offices is made easy. And, you can save costs too. You’ll get local account details that allow you to spend like a local - with low, transparent fees. Whenever you need to send, spend or exchange foreign currencies such as EUR, you will always benefit from the mid-market exchange rate.

You’ll also benefit from all of these features with Wise Business:

• No ongoing fees, minimum balance requirements or foreign transaction fees
• Debit and expense cards for you and your team, which you can use in
• Multi-user access for team members, with ways to control and manage permissions
• Pay up to 1,000 people at once with the Wise batch payments feature
• Integrate with your favourite cloud accounting solutions
• Use the powerful Wise API for automation and streamlining workflow
• Take advantage of Wise Interest to make your funds work harder when you’re not using them (capital at risk).

With a truly global account, you’ll be all set to grow your business worldwide.

Register with Wise Business🚀

Sources used

1. Commercial leases – Irish Legal Guide
2. Important things to know about commercial leases in Ireland – McCarthy+Co Solicitors
3. Tenancies – Irish Legal Guide
4. Commercial rates – SCSI
5. Stamp Duty and leases – Revenue
6. The Register – Irish Legal Guide
7. Dublin office spaces – Daft.ie
8. Dublin industrial units – Daft.ie
9. Dublin retail units – Daft.ie
10. Cork office spaces- Daft.ie
11. Limerick office spaces - Daft.ie
12. Business leasing code – SCSI

Sources last checked 24-Sept-2025