How to Get a Property Valuation in Ireland: Complete 2025 Guide
How to Get a Property Valuation in Ireland: Complete 2025 Guide
Understanding your property's true market value is essential whether you're selling, remortgaging, managing an estate, or simply curious about your investment's worth. In Ireland's dynamic property market, accurate valuations require professional expertise, local market knowledge, and understanding of current conditions.
This comprehensive guide explains everything you need to know about getting property valuations in Ireland in 2025.
Why Property Valuations Matter
Key Reasons for Property Valuations
Selling Your Property:
- Determine realistic asking price
- Maximize sale proceeds
- Avoid overpricing (property sitting on market)
- Position competitively against similar properties
Mortgage Purposes:
- Remortgaging for better rates
- Releasing equity
- Switching lenders
- Assessing borrowing capacity
Estate Planning and Probate:
- Distributing assets fairly
- Calculating inheritance tax
- Settling estates
- Legal requirements
Divorce or Separation:
- Asset division
- Buyout calculations
- Legal proceedings
- Fair settlement determination
Tax Purposes:
- Capital gains tax calculations
- Local Property Tax (LPT) assessment
- Rental income optimization
- Investment property analysis
Insurance:
- Rebuild cost assessments
- Adequate coverage verification
- Premium calculations
Investment Analysis:
- Portfolio valuation
- Rental yield calculations
- Buy-to-let decisions
- Development potential assessment
Types of Property Valuations
1. Estate Agent Valuation (Market Appraisal)
What It Is: Professional opinion of your property's likely selling price in current market conditions.
Who Provides: PSRA-licensed estate agents
Cost: Typically free (agents hope to win your listing)
Process:
- Agent visits property
- Assesses condition, features, and location
- Reviews recent comparable sales
- Considers current market conditions
- Provides verbal and/or written valuation
- Suggests asking price strategy
Best For:
- Selling your property
- Getting general market value indication
- Comparing multiple agent opinions
- Understanding pricing strategy
Limitations:
- May be inflated to win business (be cautious)
- Not legally binding
- Opinion-based rather than certified
- Not acceptable for legal/tax purposes
How to Get: Contact licensed estate agents in your area for free valuations.
2. Surveyor's Valuation (SCSI Valuation)
What It Is: Professional, certified valuation by qualified chartered surveyor.
Who Provides: SCSI (Society of Chartered Surveyors Ireland) registered surveyors
Cost: €200-€500+ depending on property size and complexity
Process:
- Detailed property inspection
- Comprehensive market research
- Analysis of comparable sales
- Consideration of property specifics
- Written valuation report
- Professional certification
Best For:
- Legal purposes (probate, divorce)
- Tax calculations (CGT, LPT)
- Mortgage applications
- Insurance assessments
- Formal documentation requirements
- Disputes or disagreements
Advantages:
- Legally recognized
- Professional certification
- Detailed written report
- Objective assessment
- Accepted by courts and Revenue
3. Lender Valuation (Mortgage Valuation)
What It Is: Assessment conducted for mortgage lender to ensure property provides adequate security for loan.
Who Provides: Approved valuers appointed by lenders
Cost: €100-€150 (paid by borrower)
Purpose: Protects lender, not buyer
Limitations:
- Basic assessment focused on lending security
- Not a structural survey
- Not detailed condition report
- May not reflect true market value
- Doesn't protect buyer from defects
Note: Never rely on lender's valuation as your only property assessment. Always get independent survey.
4. Online Valuation Tools
What They Are: Algorithm-based estimates using property data and recent sales.
Examples: daft.ie Price Register, MyHome.ie, property price register (propertypriceregister.ie)
Cost: Free
Process:
- Enter property details
- System analyzes comparable sales
- Provides estimated value range
Best For:
- Quick ballpark figure
- Initial research
- Tracking market trends
- Curiosity about value
Limitations:
- Not property-specific (doesn't see your property)
- Can't assess condition or unique features
- Broad value ranges
- Not suitable for decision-making
- No professional assessment
Accuracy: Generally ±10-20%; use as starting point only.
How to Get an Accurate Estate Agent Valuation
Step 1: Choose the Right Agents
Selection Criteria:
- Licensed by PSRA (verify at propertyservicesregulator.ie)
- Proven track record in your specific area
- Recent sales of similar properties
- Active in local market
- Professional approach and presentation
How Many: Get 3-5 valuations to:
- Identify consensus value
- Spot unrealistic outliers
- Compare agent approaches
- Make informed decision
Browse licensed estate agents in your county to find qualified professionals.
Step 2: Prepare Your Property
Before Agent Visits:
- Thorough cleaning (house and garden)
- Declutter all rooms
- Address obvious repairs
- Enhance curb appeal
- Maximize natural light (open curtains)
- Create pleasant ambiance
Why It Matters: First impressions affect agent's assessment. Present your property at its best.
Step 3: Provide Complete Information
Documents to Have Ready:
- BER certificate
- Recent utility bills
- Property tax (LPT) information
- Planning permissions for any work
- Guarantees for work completed
- Management company fees (apartments)
- Property floor area
Property Details:
- Year built
- Extension/renovation history
- Recent improvements
- Known issues or defects
- Included fixtures and fittings
Step 4: Schedule Valuations Close Together
Timing Strategy:
- Book all valuations within 1-2 weeks
- Ensure property in similar condition for all
- Market conditions consistent across valuations
- Easy to compare fresh impressions
Step 5: Attend the Valuation
During Agent Visit:
- Be present to answer questions
- Highlight property features and improvements
- Provide local area information
- Explain any quirks or history
- Don't hover or oversell
Point Out:
- Recent renovations and improvements
- Quality fixtures and fittings
- Energy efficiency features
- Unique or premium elements
- Local amenities and benefits
- Planning permissions or potential
Step 6: Ask Key Questions
During Valuation:
- What's your suggested asking price and why?
- What comparable sales support this valuation?
- How long would you expect it to take to sell?
- What's the current market situation for properties like mine?
- What factors most influence the valuation?
- How does my property compare to others you've valued recently?
- What improvements would add most value?
- What's your pricing strategy recommendation?
- How negotiable is the suggested price?
- What interest would you expect from buyers?
About Process:
- How often are you selling properties like mine?
- What's your average sale-to-list price ratio?
- Can you provide details of recent comparable sales?
- Will you provide written valuation?
Step 7: Analyze and Compare Valuations
Create Comparison Matrix:
| Agent | Valuation | Comparable Sales | Marketing Plan | Commission | Your Impression |
|---|---|---|---|---|---|
| Agent A | €360,000 | 3 provided | Comprehensive | 2.0% | Professional |
| Agent B | €385,000 | 1 provided | Limited | 1.5% | Overvaluing? |
| Agent C | €350,000 | 4 provided | Strong | 2.5% | Conservative |
Look For:
- Consensus: Where do most valuations cluster?
- Outliers: Be suspicious of significantly high or low valuations
- Justification: Best-supported valuations more reliable
- Realism: Match with your own research and market knowledge
Factors That Affect Property Value
Location Factors
Geographic Location:
- County and town/city
- Specific neighborhood reputation
- Proximity to Dublin (commuter appeal)
- Coastal vs. inland
Local Amenities:
- Schools and their reputation
- Shopping and retail facilities
- Parks and recreational spaces
- Healthcare facilities
- Public transport links
- Employment centers
Accessibility:
- Motorway and road access
- Public transport availability
- Distance to city/town center
- Parking availability
- Cycle infrastructure
Neighborhood Quality:
- Crime rates and safety
- Noise levels
- Community feel
- Future development plans
- Property condition of surrounding homes
Property Characteristics
Size and Layout:
- Total floor area (square meters/feet)
- Number of bedrooms and bathrooms
- Living space configuration
- Storage space
- Garden size and usability
- Parking spaces
Condition:
- Overall state of repair
- Age and construction quality
- Recent renovations
- Maintenance history
- Modernization level
- Presentation quality
Features and Finishes:
- Kitchen quality and age
- Bathroom condition and number
- Flooring type and condition
- Windows (single/double/triple glazed)
- Heating system type and efficiency
- Built-in storage
- Period features vs. modern
Energy Efficiency:
- BER rating (A-G scale)
- Insulation quality
- Heating efficiency
- Renewable energy features
- Windows and doors quality
- Running cost implications
Outdoor Space:
- Garden size and condition
- Orientation (south-facing premium)
- Privacy
- Maintenance requirements
- Patio/deck areas
- Landscaping quality
Extras:
- Garage or off-street parking
- Home office potential
- Attic conversion
- Extensions
- Outbuildings
- Security features
Market Conditions
Supply and Demand:
- Number of properties for sale locally
- Buyer activity levels
- Time properties spend on market
- Bidding competition
Economic Factors:
- Interest rates and mortgage availability
- Employment levels
- Economic confidence
- Household incomes
- Government schemes (Help to Buy, etc.)
Seasonal Variations:
- Spring: Typically strongest
- Summer: Steady but holiday impact
- Autumn: Second peak
- Winter: Quieter period
Local Market Trends:
- Price movements in your area
- New developments planned
- Infrastructure improvements
- Employment changes
- Demographic shifts
Understanding Valuation vs. Asking Price
Important Distinctions
Market Value (Valuation): The price a willing buyer would likely pay and a willing seller would likely accept in current market conditions.
Asking Price: The price you advertise the property for (marketing price).
Sale Price: The actual price achieved (may be above, at, or below asking price).
Pricing Strategies
At Market Value:
- Most straightforward approach
- Realistic buyer expectations
- Reasonable negotiation room
- Typically leads to fastest sale
Above Market Value (Premium Pricing):
- 5-10% above valuation
- Leaves room for negotiation
- Works in seller's markets
- Risk: Property becomes stale if overpriced
- May require price reduction later
Below Market Value (Competitive Pricing):
- Slightly below valuation
- Generates strong interest
- Can create bidding war
- May achieve or exceed "market value"
- Attracts serious buyers quickly
Choosing Your Strategy:
- Consider current market conditions
- Assess your timeline urgency
- Evaluate competition
- Listen to agent's advice
- Balance risk and reward
Red Flags: Overvaluation Warning Signs
How to Spot Agents Overvaluing
Valuation Significantly Above Others:
- 10%+ higher than other agents without clear justification
- Outlier compared to consensus
- "Too good to be true" feeling
Weak Justification:
- Few or no comparable sales provided
- Vague explanations
- Comparables not truly similar
- Ignoring property limitations
Pressure Tactics:
- Urging immediate commitment
- Claims market is "about to take off"
- Suggesting you'll miss out if you don't sign
- Discourage getting other opinions
Focus on Winning Business:
- More interested in getting your signature than honest advice
- Avoiding difficult questions
- Promising unrealistic outcomes
- Downplaying market realities
Why Agents Overvalue:
- To win your business
- Planning to suggest price reductions later
- Inexperience or poor market knowledge
- Trying to distinguish themselves from competition
Consequences of Overpricing:
- Property sits on market (becomes "stale")
- Fewer viewings as buyers filter out overpriced properties
- Eventually sells for less than realistic initial price would have achieved
- Wasted time and missed opportunities
- Buyer perception of "something wrong" with property
When to Get a Surveyor Valuation
Consider professional SCSI valuation for:
Legal Purposes
Probate/Estate Administration:
- Required for inheritance tax calculations
- Fair distribution among beneficiaries
- Court documentation
Divorce/Separation:
- Asset division negotiations
- Buyout calculations
- Court proceedings
- Independent verification
Disputes:
- Boundary disagreements
- Right of way issues
- Property damage claims
- Compulsory purchase orders
Tax Purposes
Capital Gains Tax (CGT):
- Calculating gain on investment properties
- Determining tax liability
- Revenue documentation
- Historical valuations
Inheritance Tax:
- Valuation at date of death
- Calculating tax liabilities
- Revenue requirements
Local Property Tax (LPT):
- Challenging Revenue valuation
- Determining band
- Supporting assessment
Financial Transactions
Remortgaging:
- Lender requirements
- Equity release calculations
- Loan-to-value assessments
Asset Management:
- Portfolio valuations
- Investment decisions
- Financial planning
- Insurance purposes
Finding SCSI Surveyors:
- Visit scsi.ie (Society of Chartered Surveyors Ireland)
- Check qualifications and credentials
- Request quotes from 2-3 surveyors
- Clarify what's included in fee
- Understand turnaround time
DIY Research: Checking Recent Sales
Complement professional valuations with your own research:
Property Price Register
propertypriceregister.ie: Official register of residential property sale prices in Ireland
How to Use:
- Visit propertypriceregister.ie
- Search by address, area, or county
- Filter by date, price range, property type
- Review recent sales in your area
- Note prices for similar properties
What It Shows:
- Actual sale prices (not asking prices)
- Sale dates
- Property addresses
- Buyer type (cash or mortgage)
- VAT exclusivity/non-exclusivity
Limitations:
- Doesn't show property details (size, condition)
- Can't see photos or descriptions
- Doesn't explain price differences
- Time lag (sales appear after completion)
Property Portals
daft.ie and myhome.ie:
- Browse current listings in your area
- Note asking prices for similar properties
- Check "Sale Agreed" properties
- Monitor time on market
- Review property features and presentation
Track Market Trends:
- Save searches and set up alerts
- Monitor how quickly properties sell
- Note any price reductions
- Observe bidding activity
Improving Your Property's Value
High-Impact Improvements
Kitchen Upgrades (ROI: 80-100%):
- New cabinets or refacing
- Updated appliances
- Modern countertops
- Improved lighting
Bathroom Renovations (ROI: 70-90%):
- New fixtures
- Modern tiling
- Updated vanities
- Improved lighting and ventilation
Energy Efficiency (ROI: 60-100%):
- BER rating improvement
- Insulation (attic, walls)
- Double/triple glazing
- Efficient heating system
- Solar panels
Curb Appeal (ROI: 100%+):
- Fresh exterior paint
- Landscaping and gardens
- New front door
- Driveway/path improvements
- External lighting
Fresh Interior Paint (ROI: 100%+):
- Neutral colors
- Professional finish
- Throughout property
- Freshens appearance
Flooring Improvements (ROI: 70-90%):
- Replace old carpets
- Refinish wooden floors
- Quality laminate or vinyl
- Consistent style throughout
Improvements to Avoid
Low-ROI Projects:
- Swimming pools (climate, maintenance)
- Excessive personalization
- Very high-end finishes (won't recoup in most areas)
- Elaborate landscaping
- Home automation systems (not yet mainstream)
Before Major Renovations:
- Get professional advice on value impact
- Understand your local market
- Calculate realistic ROI
- Consider your timeline
Costs of Professional Valuations
Estate Agent Valuation: Free (hoping to win your business)
SCSI Chartered Surveyor: €200-€500+
- Standard residential property: €200-€350
- Larger/complex properties: €350-€500+
- Commercial properties: €500-€2,000+
Lender Valuation: €100-€150 (paid as part of mortgage application)
Structural Survey (includes valuation opinion): €400-€800+
Specialist Valuations: €500-€2,000+ (historic properties, estates, unusual properties)
Conclusion
Getting accurate property valuations in Ireland requires understanding the different types of valuations available, choosing qualified professionals, and complementing professional opinions with your own research.
Key Takeaways:
- Get Multiple Opinions: Consult 3-5 licensed estate agents for free valuations
- Be Cautious of Overvaluation: Choose agents with realistic, well-supported valuations
- Consider Professional Surveyor: For legal, tax, or formal purposes
- Do Your Research: Use Property Price Register and property portals
- Prepare Your Property: Present at its best for valuations
- Understand Market Factors: Location, condition, and timing affect value
- Choose Pricing Strategy Wisely: Balance ambition with market realities
Start your valuation journey by contacting licensed estate agents in your area for free professional market appraisals, and remember that accurate pricing is the foundation of successful property sales.
Ready to get your property valued? Connect with experienced PSRA-licensed estate agents in your county who can provide accurate valuations based on deep local market knowledge and recent comparable sales.