Sash windows
Sash windows: replacement and prices
A uPVC sliding sash window is from €950 plus VAT, and €9,500 to €12,000 for a 10-window 3-bed semi, by Airtight Window Systems' prices. A period timber window was about €2,500 a window by one joinery firm's rule of thumb in 2022 (The Irish Times, 2022).
- €7,110the median cost of new windows on a semi-D or end of terrace, January to June 2026 (SEAI)
- €500 to €900a standard uPVC window, installed (Expert Windows & Doors)
- 1 to 3 daysto fit most houses, after the windows are made (Expert Windows & Doors)
- 13.5% VATon windows supplied and fitted, not 23% (Revenue)
FreeNo obligationOne company rings you, not fiveNothing agreed until you accept a written price
Cost check
What new windows cost for your house
Two taps: the frame and roughly how many windows. The answer is a published Irish price times your windows.
Published price × your windows
€11,000 to €20,000+
10 windows at Expert Windows & Doors' published €1,100 to €2,000+ a window for timber or alu-clad, installed (VAT not stated). Our multiplication, not a quote. At BuildTech's €1,200 to €2,000 a window, it's €12,000 to €20,000.
- SEAI's median cost of new windows on a semi-D or end of terrace was €7,110, and €10,453 on a detached house, January to June 2026.
- If the house qualifies, the SEAI windows grant is €3,000 on a semi and €4,000 on a detached house. Check the grant on windowgrants.ie.
- Windows supplied and fitted are at the 13.5% VAT rate (Revenue). Ask whether the written price includes it.
How this is worked out
The number of windows you pick, times Expert Windows & Doors' published installed price a window for that frame. BuildTech's published price a window is shown next to it where it gives one. The multiplication is ours. Prices read on 3 November 2026. Neither page says whether VAT is in. Size counts: a big picture window or a bay costs more than a small bathroom window, and doors are extra. It's an estimate, never a quote.
Prices
Published sash prices
| Job | Published price | VAT | Source |
|---|---|---|---|
| uPVC sliding sash window | from €950 | plus VAT | Airtight Window Systems |
| uPVC flush sash window, installed | from €900 | plus VAT | Airtight Window Systems |
| 10-window 3-bed semi, sliding sash | €9,500 to €12,000 | VAT not stated | Airtight Window Systems |
| 10-window 3-bed semi, flush sash | €9,000 to €11,000 | VAT not stated | Airtight Window Systems |
| Period timber window, rule of thumb (2022, a joinery firm) | €2,500 | VAT not stated | The Irish Times, 2022 |
| Wood, alu-clad or aluminium, 2-storey 3-bed terrace (2022, an architect's figure) | €10,000 to €30,000 | VAT not stated | The Irish Times, 2022 |
The Irish Times figures are from February 2022 and are shown as such (The Irish Times, 2022).
Options
Three ways to go
- uPVC sliding sash: the look of a sash, sliding up and down, at the lowest price.
- Timber sash, new: made to match, double or slim double glazed, painted.
- Restoring the old sashes: new cords, draught strips and sometimes slim glazing, keeping the original frames.
Planning
Period houses and the council
On a protected structure, works that would materially affect its character need planning permission, and original windows are often part of that character (section 57). In an architectural conservation area the exemption for outside works is narrower (section 82). Ask the council before you order. See planning permission.
See it first
New windows on your own photo
Take a photo of the front of the house, pick white, anthracite grey, black or oak effect, casement or sash look, and see it before anyone quotes. Free, in under a minute.
- Upload a photo, or answer 4 questions.
- We pass it to one company that covers your county.
- They ring you to measure up and price it in writing.
Preview of your photo, not a guarantee. Your photo goes to Google's Gemini service to make the picture and isn't kept.
A photo that works
- Daylight, from the footpath or the garden.
- The whole front of the house in the shot.
- Straight on, not at a sharp angle.
- No cars or bins in front of the windows, if you can help it.
Free quote
Get a price in 4 taps
Tap what you need and leave your number. It goes to one window company that covers your county, and they ring you back to arrange a survey and a written price.
FAQ
Questions people ask
How much are sash windows in Ireland?
uPVC sliding sash from €950 plus VAT a window (Airtight Window Systems). Timber sashes cost more.
Can I put uPVC sash windows in a period house?
On an ordinary house, usually. On a protected structure or in a conservation area, ask the council first.
Can old sash windows be repaired?
Often: new cords, beads and draught strips. Rotten sills and bottom rails can be spliced. A good joiner will tell you which.
Keep reading
Related guides
- Timber and alu-cladTimber inside, aluminium outside: what it adds.
- Planning permissionWhen new windows need permission, and when they don't.
- uPVC windowsCasement, tilt and turn, French and sash in uPVC: prices a window.
- New windows costSEAI's medians and Irish firms' prices side by side, checked November 2026.
Where these numbers come from (6 public sources, checked 3 November 2026)
- The Irish Times, thinking of changing your windows?, 5 Feb 2022
- Planning and Development Act 2000, section 57 (protected structures)
- Planning and Development Act 2000, section 82 (architectural conservation areas)
- SEAI, Better Energy Homes: individual energy upgrades costs and grants, January to June 2026 (23,412 upgrades)
- SEAI, windows and doors grant
- Revenue, VAT on fixtures and fittings (reviewed Feb 2026)
Sources (2)
Prices and facts on this page were checked against these published pages. We are not connected to these businesses.
- Airtight Window Systems: airtight.ie
- Expert Windows & Doors: expertwindows.ie