Calculator
What will a finished shell cost? Shell price, duty and fit-out
A shell’s asking price is only the start. Slide in the price, the floor area and the finish you want, and see what the finished home costs you, all in, and per square metre.
Working out the example: the shell, the stamp duty and the fit-out, all in.
How the total is worked out
Three parts. The shell’s asking price, as you set it. The stamp duty for your buyer type at today’s rates: first-time buyers pay nothing on the first €200,000 and 5% above it; buyers of their own home pay 3.5% on the first €200,000; others pay 5% (Duty on Documents and Transfers Act, Cap. 364, checked 22 Oct 2026). And the fit-out: every shell trade, a kitchen and your bathrooms, from Turnkey.mt’s published rate card, read live, excluding VAT. At the top two standards the fit-out is shown as a range, because finishes at that level vary too much for one figure.
Included: a typical notary, searches and registration range (how notary costs work). Not included: furniture, a bank loan’s own costs, common parts the developer charges extra, and VAT on the fit-out. The cost to own calculator lets you enter your notary’s own quote and adds furniture; the finishing budget shows the fit-out on its own.
Use the total when you talk price: negotiating a shell form price shows how.