How to Sell Your House in Ireland: Complete Seller's Guide 2025

Selling your home is one of the most significant financial transactions you'll undertake. Whether you're upsizing, downsizing, relocating, or investing, understanding the Irish property selling process is essential for achieving the best possible price in the shortest timeframe while minimizing stress.

The Irish property market in 2025 presents both opportunities and challenges for sellers. With proper preparation, strategic pricing, and the right professional support, you can successfully navigate the selling process and achieve your goals.

This comprehensive guide covers everything you need to know about selling property in Ireland, from initial preparation through to handing over the keys.

When to Sell: Timing Your Sale

Strategic timing can significantly impact your sale price and how quickly you sell.

Seasonal Considerations

Spring (March-May): Peak selling season

Buyers actively searching after winter
Gardens look their best
Longer daylight hours for viewings
Families motivated to move before new school year
Highest number of potential buyers in market

Summer (June-August): Still active but slowing

Holiday periods can reduce activity
Good weather benefits property presentation
Some buyer urgency to complete before autumn
Competition from other sellers

Autumn (September-November): Second busy period

Buyers return to market after summer
Urgency to secure before Christmas
Good alternative to spring
Weather still reasonable for viewings

Winter (December-February): Quietest period

Fewer buyers actively searching
Holidays interrupt viewing schedules
Properties harder to present in poor weather
Less competition from other sellers
Serious buyers stand out

Market Conditions 2025

Current Market Factors:

Supply constraints continue in many areas
Demand remains strong, particularly for family homes
Price growth moderating but still positive
Regional variations significant

When Market Timing Matters Most:

If you're not in a hurry, wait for optimal season
If you must sell quickly, focus on pricing and presentation
Monitor local market trends through estate agents
Consider your personal circumstances first

Personal Timing Factors

Don't let market timing override personal considerations:

Job relocations
Family circumstances
Financial needs
Purchase dependencies (if buying another property)
Lease expirations
Life changes

Step 1: Choosing the Right Estate Agent

Your choice of estate agent significantly impacts your selling experience and outcome.

Why Use an Estate Agent?

While not legally required, estate agents provide valuable services:

Market Expertise:

Accurate property valuations
Understanding of local market conditions
Knowledge of comparable sales
Pricing strategy recommendations

Marketing Power:

Professional photography and property descriptions
Listing on major property portals (daft.ie, myhome.ie)
Social media marketing
Established buyer networks
Window displays in high-traffic locations

Time and Stress Reduction:

Managing viewings and access
Qualifying potential buyers
Handling negotiations
Coordinating with solicitors
Providing market feedback

Negotiation Skills:

Experienced in handling offers
Maximizing sale price
Managing multiple bidders
Protecting your interests

Selecting Your Estate Agent

Browse licensed estate agents in your county and evaluate based on:

Local Expertise:

How long have they operated in your area?
Recent sales of similar properties
Knowledge of neighborhood strengths
Understanding of buyer demographics

Marketing Approach:

Quality of current listings
Online presence and property portal coverage
Photography and presentation standards
Social media activity
Traditional marketing methods

Track Record:

Average time from listing to sale
Sale price-to-asking price ratio
Client testimonials and references
PSRA license verification

Commission and Fees:

Typical rates: 1.5-2.5% plus VAT
What's included in standard fee
Additional costs for extras
Payment terms

Communication Style:

Responsiveness to inquiries
Reporting frequency and format
Availability for viewings
Personal attention vs. team approach

Interview Multiple Agents

Never commit to the first agent you meet. Interview at least three agents and compare:

Proposed asking price and justification
Marketing strategy specifics
Commission structure
Contract terms
Personal rapport

Warning: Be cautious of agents who significantly overvalue your property to win your business, only to suggest price reductions later.

Step 2: Property Valuation

Accurate pricing is crucial – too high and your property languishes; too low and you leave money on the table.

Professional Valuation

Estate agents will provide free valuations. Get valuations from 3-5 agents and:

Compare Valuations:

Look for consensus among agents
Understand reasoning behind each valuation
Question outliers (very high or very low)
Ask for comparable sales data

Valuation Factors:

Recent sales of similar properties in your area
Current market conditions and trends
Property size, condition, and features
Location advantages and disadvantages
Unique selling points
Current supply and demand balance

Setting Your Asking Price

Pricing Strategies:

Premium Pricing: 5-10% above market value

Works in seller's markets or for unique properties
Leaves negotiation room
Risk: Property sits on market, becomes stale
May need price reduction later (damages perception)

Market Price: In line with comparable sales

Most common and effective approach
Generates appropriate buyer interest
Realistic negotiation expectations
Typically leads to fastest sale

Competitive Pricing: Slightly below market value

Can generate multiple offers
Creates urgency and competition
May achieve or exceed asking price through bidding
Attracts serious buyers quickly

Your Decision: Consider:

How quickly you need to sell
Current market conditions
Property uniqueness and demand
Your flexibility on price

Step 3: Preparing Your Property for Sale

First impressions significantly impact buyer interest and offers. Time and money invested in presentation typically pays dividends.

Decluttering and Depersonalizing

Why It Matters: Buyers need to envision themselves in your home, not see your life.

Action Steps:

Remove personal photographs and items
Clear countertops and surfaces
Pack away excess furniture
Organize closets and storage (buyers will look!)
Remove personal collections and memorabilia
Create neutral, spacious environments

Deep Cleaning

Professional-level cleanliness is essential:

Every Room:

Windows inside and out
Carpets professionally cleaned
Walls washed or touched up
Baseboards and skirting
Light fixtures and switches
Appliances (including inside ovens and fridges)
Bathrooms spotless
Remove all odors (pets, cooking, smoke)

Consider: Hiring professional cleaners for deep cleaning before photography and viewings.

Repairs and Maintenance

Address issues before they become buyer objections:

Priority Repairs:

Leaky taps and plumbing
Stuck or squeaky doors
Cracked or broken tiles
Damaged paintwork
Loose handles and fixtures
Broken appliances
Garden maintenance
Exterior painting if needed

Cost-Benefit Analysis: Focus on repairs that prevent deal-breaking objections or significant price reductions. Don't over-invest in renovations you won't recoup.

Staging Your Home

Professional staging can increase sale price by 1-5%:

Key Staging Principles:

Maximize Space:

Remove excess furniture
Create clear traffic flow
Open curtains and blinds
Use mirrors to enhance space

Neutral Appeal:

Neutral color schemes
Minimize bold décor
Remove controversial items
Appeal to broadest audience

Highlight Best Features:

Create focal points in rooms
Showcase views
Emphasize natural light
Display architectural features

Create Ambiance:

Fresh flowers or plants
Subtle, pleasant scents
Soft background music for viewings
Comfortable room temperatures

Specific Room Tips:

Living Room:

Comfortable but not cluttered
Define purpose if multi-use space
Highlight fireplace or views
Good lighting

Kitchen:

Clear all countertops except a few attractive items
Clean and empty sink
Fresh fruit or flowers as styling
Organized cupboards (buyers will look)

Bedrooms:

Hotel-like presentation
Neutral bedding
Clear nightstands
Organized closets

Bathrooms:

Spotlessly clean
New towels in neutral colors
Remove all personal toiletries
Fresh paint if needed

Outdoor Spaces:

Mowed lawn and weeded gardens
Swept patios and paths
Tidy sheds and outbuildings
Potted plants for color
Clean outdoor furniture

Cost-Effective Improvements

High-Impact, Low-Cost:

Fresh paint in neutral colors (€300-800)
New door hardware (€100-300)
Updated light fixtures (€200-500)
Garden tidying and mulching (€200-400)
Professional cleaning (€200-400)
Minor repairs (budget €500-1,000)

Consider Avoiding:

Major renovations (unlikely to recoup costs)
Personalized improvements (may not suit buyers)
Expensive landscaping
Pool or spa installations

Step 4: Professional Photography and Marketing Materials

Quality marketing materials are crucial in the digital age where most buyers start their search online.

Professional Photography

Why It Matters:

90%+ of buyers start their search online
Professional photos generate 2-3x more viewings
First impressions formed within seconds
Property must stand out among hundreds of listings

Typical Cost: €200-500 (often included in estate agent fees)

Preparation for Photography:

Complete all repairs and cleaning
Stage rooms optimally
Maximize natural light
Remove vehicles from driveways
Hide bins and garden equipment
Turn on all lights
Open curtains and blinds

Video Tours and Virtual Tours

Increasingly important, especially for:

Out-of-area or international buyers
Initial screening before in-person viewings
Properties with unique features
Premium properties

Cost: €300-800 for professional video; virtual tours €400-1,000

Property Description

Your estate agent will write the listing description, but review it to ensure:

Effective Descriptions:

Highlight key features and benefits
Mention recent improvements
Note location advantages
Include practical information (BER rating, room sizes)
Convey lifestyle, not just specifications
Accurate and honest (avoid exaggeration)
Optimized for search keywords

What to Emphasize:

Number of bedrooms and bathrooms
Living space size
Garden or outdoor space
Parking facilities
Recent renovations
Energy efficiency
Location benefits (schools, transport, amenities)
Unique or premium features

Floor Plans

Increasingly expected by buyers:

Help buyers understand layout
Make property memorable
Professional appearance
Useful for planning furniture
Expected for larger properties

Cost: €150-300 (sometimes included in agent package)

Step 5: Marketing Your Property

Your estate agent will implement a marketing strategy, but understand the components:

Online Marketing

Property Portals:

daft.ie: Ireland's largest property portal
myhome.ie: Comprehensive coverage
Estate agent's own website

Social Media:

Facebook property pages and local groups
Instagram for visual appeal
LinkedIn for professional buyers
Targeted advertising

Traditional Marketing

Still Relevant:

"For Sale" signage (important for local awareness)
Window displays in agent offices
Local newspaper advertising (area-dependent)
Property brochures for viewings
Direct mail to potential buyers

Agent Networks

Buyer Databases:

Estate agents have buyers registered with specific criteria
Your property may match existing buyer requirements
Often leads to quick sales before public advertising

Industry Connections:

Other estate agents and their buyers
Solicitors and financial advisors
Relocation services
Professional networks

Step 6: Managing Viewings

Viewings are your opportunity to convert interest into offers.

Preparing for Viewings

Before Each Viewing:

Complete 15-minute tidy-up
Open curtains and blinds
Turn on lights in all rooms
Ensure appropriate temperature
Remove bins
Hide clutter
Play soft background music
Add fresh flowers
Ensure pleasant scent (subtle)
Secure valuables and personal documents

Personal Items:

Put away prescription medications
Hide mail and personal documents
Remove expensive jewelry
Secure family photos with sensitive information

During Viewings

Best Practices:

If Estate Agent Conducts Viewing (Recommended):

Make yourself scarce – leave the property if possible
Buyers feel more comfortable speaking freely
Agent can handle questions professionally
No awkward silences or pressure

If You Must Be Present:

Be welcoming but not hovering
Allow buyers to explore at their own pace
Answer questions honestly
Highlight features without overselling
Don't follow buyers room-to-room
Be prepared to discuss the neighborhood
Have property information ready
Don't be offended by comments

Create Positive Atmosphere:

Pets: Remove if possible (allergies, fears, distractions)
Children: Arrange childcare if possible
Music: Soft, neutral background music
Scent: Fresh but not overpowering
Temperature: Comfortable year-round

Viewing Feedback

After each viewing, get feedback from your estate agent:

What did buyers like?
What concerns were raised?
How did property compare to expectations?
Price reaction
Likelihood of offer

Act on Feedback: If multiple viewers raise the same issue, address it:

Pricing concerns may indicate overpricing
Specific property issues can often be rectified
Presentation problems are easy to fix
Be open to adjusting strategy based on consistent feedback

Step 7: Handling Offers and Negotiations

When offers come in, strategic handling maximizes your outcome.

Evaluating Offers

Consider more than just the price:

Offer Strength Factors:

Offer Price: Highest isn't always best
Buyer Position: Mortgage-approved? Cash buyer? Chain-free?
Deposit: Larger deposits indicate serious commitment
Timeline: Does it match your needs?
Conditions: Subject to sale, survey, or other contingencies?
Flexibility: Room for negotiation on price or terms?

Buyer Quality Indicators:

Mortgage approval in principle
No onward chain (not buying simultaneously)
Serious approach (prompt communications, flexible viewings)
Realistic expectations
Professional representation (solicitor engaged)

Negotiation Strategy

Initial Offers:

Rarely accept first offer without negotiation
Counter-offer if below asking price
Don't be offended by low offers (starting points)
Remain professional and objective

Multiple Offers:

Inform agents you have multiple interested parties (don't disclose specifics)
Request "best and final" offers by a deadline
Consider all factors, not just highest price
Be fair and transparent in process

Single Offer:

Evaluate strength and terms
Counter-offer if below expectations
Consider market feedback (are others likely to come?)
Don't hold out for unrealistic prices

Negotiation Tips:

Know your walk-away price beforehand
Let your estate agent handle negotiations
Don't make emotional decisions
Consider the buyer's perspective
Be willing to compromise on terms if price is right
Move negotiations along (buyers can lose interest)

Sale Agreed

When you accept an offer:

Estate agent confirms in writing to all parties
Property marked "sale agreed" on listings
Buyer instructs solicitor and begins mortgage application
You instruct your solicitor
Survey arranged
Legal process begins

Important: "Sale agreed" is not legally binding in Ireland until contracts are signed and deposits paid. Either party can withdraw until that point.

Step 8: Legal Process and Conveyancing

Once sale agreed, the legal process begins.

Your Solicitor's Role

Your solicitor will:

Prepare contracts of sale
Provide title documents
Respond to buyer's solicitor queries
Handle property searches and certificates
Negotiate contract terms
Manage closing process
Transfer proceeds to you after paying off mortgage and fees

Required Documents

Gather these documents for your solicitor:

Essential Documents:

Title deeds (or Folio if registered)
Mortgage details and account number
Property insurance details
Management company details (if applicable)
BER certificate
Planning permissions for any works done
Building control certificates (for work post-March 2014)
Guarantees for work completed
Leasehold details (if applicable)

Certificates and Compliance:

BER Certificate: Required by law; valid 10 years; costs €150-250
Planning Certificate: From local authority showing planning compliance
Compliance Certificate: For any building work
Folio: Updated Land Registry folio

Buyer's Solicitor Queries

Expect questions about:

Title and ownership
Boundaries and rights of way
Planning permissions
Building compliance
Management companies
Outstanding charges or liens
Property disputes or issues

Your solicitor will respond to these queries. Delays often occur if documentation is incomplete, so provide everything promptly.

Contract Exchange

When all queries are resolved and buyer's mortgage is approved:

Contracts are finalized
Both parties sign contracts
Buyer pays 10% deposit
Contracts exchanged between solicitors
Sale becomes legally binding
Closing date confirmed

After Exchange:

You're legally committed to sell
Buyer can't withdraw without losing deposit
Closing typically 4-8 weeks after exchange

Step 9: Closing (Completion)

Closing day is when ownership transfers and you receive your proceeds.

Before Closing

Final Property Preparation:

Complete any agreed repairs
Remove all personal belongings
Leave property clean and tidy
Leave instruction manuals for appliances
Leave keys, alarm codes, gate remotes
Cancel utilities or arrange transfers
Forward mail to new address

What to Leave:

Fixtures and fittings included in sale
Built-in appliances
Curtains and blinds (unless specifically excluded)
Garden plants and features

What to Take:

All personal belongings
Free-standing appliances (unless included in sale)
Personal curtains or blinds (if excluded)
Garden ornaments or special plants

Closing Day

The Process:

Buyer's solicitor transfers balance of purchase price
Your mortgage is paid off (if applicable)
Your solicitor deducts fees and expenses
Balance transferred to your bank account
Keys released to buyer
Deed of transfer signed

Timeline: Typically completes mid-morning to early afternoon once funds clear.

After Closing

Confirm receipt of funds from your solicitor
Cancel home insurance (or keep brief coverage if move-out delayed)
Notify utility companies of date you vacated
Complete capital gains tax assessment if applicable (principal private residence usually exempt)
Keep copies of all documentation

Costs of Selling

Budget for these expenses:

Estate Agent Commission: 1.5-2.5% plus VAT (23%)

Example: €350,000 property at 2% = €7,000 + €1,610 VAT = €8,610

Legal Fees: €1,500-€2,500 plus VAT and outlays

BER Certificate: €150-€250 (if you don't have a valid one)

Repairs and Presentation: €500-€3,000+ depending on property condition

Photography: €200-€500 (sometimes included in agent fees)

Additional Marketing: €500-€2,000 if going beyond standard package

Mortgage Redemption Fee: Check with your lender (typically €50-150)

Early Redemption Penalty: If breaking fixed-rate mortgage

Moving Costs: €500-€2,000+ depending on distance and volume

Capital Gains Tax: If not your principal private residence

Total Typical Costs: 3-5% of sale price

Example Calculation (€350,000 Property)

Estate agent: €8,610 (2% + VAT)
Solicitor: €2,500 (including VAT and outlays)
BER certificate: €200
Repairs/staging: €1,500
Photography: €300
Moving costs: €1,200

Total: €14,310 (4.1% of sale price)

Special Considerations

Selling Tenanted Properties

If your property has tenants:

Vacant Possession:

Most buyers expect vacant possession
May need to wait for lease to expire or give proper notice
Can't force tenants out without proper legal process

Selling with Tenants in Situ:

Limits buyer pool to investors
May affect sale price
Tenant rights must be respected
Proper notice for viewings required

Selling in Negative Equity

If you owe more than property is worth:

Discuss options with your lender
May need to bring funds to closing
Some lenders offer solutions or flexibility
Consider renting out instead if feasible

Selling Inherited Property

Special considerations:

Probate process must complete first
Multiple owners may complicate decisions
Tax implications (capital gains, inheritance tax)
Seek solicitor and tax advisor guidance

Selling Abroad or Unable to Attend

If you're not in Ireland:

Grant Power of Attorney to someone you trust
Solicitor can coordinate remotely
Sign documents at Irish embassy/consulate
Arrange remote key handover

Common Mistakes Sellers Make

Avoid these frequent pitfalls:

1. Overpricing

The Problem: Overpriced properties sit on market, become stale, eventually sell for less than if priced correctly initially.

The Solution: Price realistically based on recent comparable sales, not emotional attachment or wishful thinking.

2. Poor Presentation

The Problem: Dirty, cluttered, or neglected properties turn off buyers who struggle to see potential.

The Solution: Invest time and modest money in preparing property to show at its best.

3. Being Present at Viewings

The Problem: Buyers feel uncomfortable, can't speak freely, and hurry through viewings.

The Solution: Let your estate agent handle viewings and make yourself scarce.

4. Taking Feedback Personally

The Problem: Getting offended by buyer comments prevents you from making necessary changes.

The Solution: View feedback objectively as market intelligence to help improve your sale prospects.

5. Ignoring Estate Agent Advice

The Problem: Overriding professional advice on pricing, presentation, or negotiation often leads to worse outcomes.

The Solution: Choose an agent you trust, then listen to their advice. They want you to sell successfully.

6. Inflexibility on Viewings

The Problem: Limited viewing availability restricts buyer pool and slows sale.

The Solution: Be as flexible as possible, especially evenings and weekends when most buyers are available.

7. Not Preparing Documentation

The Problem: Missing documents delay legal process and can cause sales to collapse.

The Solution: Gather all required documents before listing and provide promptly to your solicitor.

8. Rejecting Reasonable Offers

The Problem: Holding out for unrealistic prices in changing markets can mean missing good opportunities.

The Solution: Evaluate offers objectively based on market reality, not your initial expectations.

Conclusion

Successfully selling your house in Ireland requires planning, preparation, and professional support. The keys to a successful sale are:

Choose the Right Agent: Select a licensed estate agent with proven local expertise
Price Realistically: Base asking price on market data, not emotional attachment
Present Perfectly: Invest in preparing your property to show at its absolute best
Market Effectively: Use professional photography and comprehensive marketing
Stay Flexible: Accommodate viewing requests and be open to reasonable negotiations
Trust Professionals: Listen to your estate agent and solicitor's advice
Be Patient: Good sales take time; don't panic or make hasty decisions
Maintain Perspective: Stay objective and focus on your end goals

Start your selling journey by browsing PSRA-licensed estate agents in your county to find the right professional to guide you through the process. With proper preparation and expert support, you'll achieve the best possible outcome for your property sale.

Ready to sell your property? Find experienced PSRA-licensed estate agents in your area to get started. Our directory connects you with verified professionals who can provide valuations, marketing, and expert guidance throughout your selling journey.