We typically ask for €10,000, but that can change from agent to agent. On some properties, we may ask for a larger deposit depending on instructions. 

If you are in a situation where you are downsizing and your money is tied up in the home you are selling, please do let us know as we can consult with the seller to see if a smaller booking deposit would be acceptable.

The booking deposit when purchasing a home is normally fully refundable until contracts are signed.

How long does it take to sell your house in Ireland?

It takes an average of 8 - 12 weeks for residential properties to go through from Sale Agreed to Sold.

On average, it took 3-4 weeks from launch to ‘sale agreed’ and another 8 weeks for the legal conveyancing process, giving a total of 8-12 weeks. 

 It can happen quicker. This year, we ‘sale agreed’ properties after only one viewing.  

Most of the conveyancing delays are due to issues on the seller’s side, which are not acceptable to the buyer’s solicitor, who is now legally required to sign off on the title before a purchase can be registered.

If you have a proactive solicitor and your paperwork is in order, the conveyancing can be done in 4-6 weeks.

With Achara Property, delays due to funding issues on the buyer’s side are very rare, as we verify funding prior to accepting an offer.

Delays can occur due to problems with extensions or modifications to the property, fire safety issues, boundary issues, incorrect local property tax valuations, etc. 

Where a property is part of a multiple unit development (subject to an annual service charge) there can be additional delays obtaining the required paperwork from the management company and resolving any matters arising.

If you are considering selling your house, use the form on this page to arrange for a free no obligation valuation of your property.

Purchaser pays for the house, the survey, the valuation, the stamp duty, purchase registration fees, and their own solicitor fees. If they are using a buyer’s agent, the purchaser pays them.

Properties are sold as seen. If defects are identified during the survey, remedying them is the buyer’s responsibility. If defects were not clearly evident or disclosed prior to agreeing to a price, bearing the cost of remedial work may be negotiable via the estate agent. Once contracts are signed, the price is set in stone.

The sellers are responsible for paying all insurance, utilities, alarm monitoring, local property taxes and service charges due up to the completion date. As soon as the sale is completed, these become the buyer’s responsibility. Normally, the seller will be reimbursed for any pre-payments. 

Sellers are responsible for their own estate agent fees, their own solicitor fees, land registry compliant mapping, certificates of compliance with planning and building regulations, BER assessment, fees charged by the managing company for MUD replies (if the property is in a multi-unit-development), and any legal fees associated with boundary, right-of-way or title issues.

It takes an average of 8-12 weeks for residential properties to go through from Sale Agreed to Sold (complete or close sale).

When it comes to selling, first impressions matter … a lot. And paint colour? It’s one of the easiest, most powerful ways to make your home feel fresh, bright, and buyer-ready.

So, what works best?

💡 Light neutrals are your best friend.
Think soft greys, warm whites. These shades help rooms feel bigger, cleaner, and more inviting, giving buyers that “this is the one” feeling the moment they walk in.

Avoid bold or dark colours — they can feel too personal or make rooms look smaller.

🏡 Want your home to stand out?
Go for modern, airy tones that create a blank canvas buyers can picture themselves in. It’s not just paint, it’s presentation.

Need advice tailored to your home? Contact us today, we can help.

Q: What is property staging?
A: Property staging involves preparing and presenting your home in the best possible light to appeal to the widest range of buyers. This can include decluttering, rearranging furniture, enhancing lighting, and adding neutral decor.

Q: Why is staging important when selling a property?
A: First impressions matter. A well-staged home looks more inviting, spacious, and move-in ready, helping potential buyers visualise themselves living there.

Q: Does staging really make a difference?
A: Yes. Staged homes often sell faster and for higher prices compared to non-staged properties. It helps highlight the home’s strengths and minimizes perceived flaws.

Q: Do I need to hire a professional stager?
A: While professional staging can be highly effective, even simple DIY improvements—like fresh paint, tidy landscaping, and stylish decor—can make a big impact.

Q: What areas should I focus on when staging?
A: Prioritise key living spaces: the living room, kitchen, master bedroom, and bathrooms. Declutter surfaces, let in natural light, and keep the style neutral and clean.

In our experience, about 1 in 20 sales will fall through before closing. Once contracts are signed, buyers very rarely back out.

The other time prospective buyers tend to back out if they are uncertain is when their offer is accepted, and a booking deposit is required. Thus, properties should not be considered sale agreed until the deposit has been paid.

In the time between when the deposit is paid and contracts are signed, we find buyers only back out for a reason, such as excessive delays, issues with title, boundary issues or survey findings.

The 8 steps we take to avoid a buyer backing out

Before listing a property for sale, we try to identify and resolve any issues that may cause a sale to fall through.

If we are concerned about boundary or right-of-way issues we will ask the seller to obtain land registry compliant mapping before listing the property.

If the property has been extended or modified we will ask for confirmation that the works comply with planning or are exempt from planning, and also comply with building regulations applicable at the time the works were done.

If a property is in a multi-unit development we ask for confirmation that the development does not suffer from significant fire safety issues or defects. If it does we will market the property accordingly.

We advise sellers with a mortgage to requisition the title deeds from their mortgage holding bank before listing the property for sale.

If a property sale is subject to probate, we advise the sellers to wait until probate is granted before putting it on the market.

If a seller owes more on the mortgage than the property is likely to sell for, we ensure there is an agreement in place with the mortgage holding bank for a negative equity sale.

We are aware of the significance of the Family Home Protection Act and the need for a spouse or former spouse to sign off on the sale in the circumstances covered by it.

Our experienced agents look carefully at the property being sold and ask questions about any apparent defects which may cause issues with the survey.

We commit to do everything in our power to ensure such issues are foreseen where possible and dealt with promptly and transparently if they do arise. Thus, we have one of the best completion ratios in Ireland.

Unfortunately, life events out of the blue, such as illness, death, unexpected pregnancies, redundancy etc… do inevitably undermine some sales. That is life, and nobody can prevent these type of events from happening. In our experience, about 1 in 20 sales will fall through for such reasons.

OUR ATTITUDE – We believe properties are listed to be SOLD. If we do not think we can sell a property for a price sufficient to satisfy the vendor, we will not take on the listing. If we see something which makes a property unsaleable, and which cannot be resolved, we will pass on the listing. We are aware that every listing takes time and costs us money. If a sale falls through or a property does not sell, we may also have lost other opportunities while handling that property.

OUR APPROACH TO BUYERS – We treat buyers and sellers with respect. This necessitates being truthful and being good communicators.

WHEN A SALE IS AGREED – We work constructively with all parties to try to complete the transaction as agreed, as quickly and as smoothly as possible. We stand on the high moral ground making clear to all parties that, while there is no legal commitment, they are making an agreement to buy/sell the property at the agreed price – the equivalent of shaking hands on the deal. We let the buyers know that we take a stand against gazumping and ask them to cease looking at other properties and withdraw any other offers they may have made.

GOOD COMMUNICATION – We are approachable and maintain good communication throughout the whole process, until the sale is completed and the keys are handed over. Quite frequently we spend more time resolving issues after a sale is agreed than we spend actually selling the property.

Yes, either party can still change their mind and back out. In Ireland, a property is “sale agreed” once an offer is accepted and the buyer has paid a booking deposit to the estate agency.

At this stage, nothing is legally binding. The agreement is “subject to contract”. This is the start of the legal process. Legally, either party can back out, usually without penalty.

However, both parties have given their word (in pre-digital times would have shaken hands) and, as a matter of honour, are morally bound to complete the transaction unless unforeseen matters arise.

Suppose the seller decides to cancel the deal and accept a higher offer from another buyer simply out of greed. In that case, this is called “gazumping”, which is legally permitted but considered morally reprehensible.

It is also unwise, as, in our experience, the new buyer may have a lower moral standard and is less likely to complete the purchase. Once signed contracts are exchanged, legal enforcement becomes possible.

You cannot pull out of a house sale after both parties have signed and exchanged unconditional contracts.

Once contracts are signed and exchanged the transaction is legally binding unless there is a condition which cannot be fulfilled.

If a seller refuses to complete the sale a buyer can take legal action called specific performance which is an equitable remedy in the law of contract, whereby a court issues an order requiring a party to perform a specific act, such as to complete performance of the contract.  An order like this can usually be acquired in a matter of days. 

If the buyer refuses to complete the purchase they will lose their deposit and may also be liable to additional damages. 

The only exception is if both parties enter into a mutual agreement to void the contract.  Sometimes this can be arranged in exceptional and unforeseen circumstances, but it is totally dependent on the goodwill of the other party.

When buying at auction the drop of the hammer is legally binding. Buyers should only bid at auction if they are certain of their funding. Mortgage approval is usually conditional, thus contracts should not be signed until a full loan offer is received from the bank.  Buying at auction is extremely risky in these circumstances and should only be considered if you have done your due diligence and you can afford to lose your deposit.

In Ireland, that depends on the terms of the agency agreement you have signed with your selected estate agent. Some agencies work on the basis that fees are payable on completion of a sale. Other agencies specify that fees are payable upon the estate agent completing the job of finding a willing and able buyer.

If the buyer signs a purchase contract, but you fail to sign your side, or you pull out after the exchange of contracts, you might be liable to pay the estate agent for the work they did, depending on the exact terms of your agency agreement. 

Engaging an estate agent to “test the market” with no intention of selling is considered poor form. However, life happens, and sellers’ circumstances can change. If you deal with a more personal estate agent, they would typically take an understanding approach, whereas the larger brand name agencies may be less flexible.

Yes, every property is saleable at a price. If a property is not mortgageable, the pool of buyers is much smaller. 

You can’t beat a good clean smell! In Ireland, if a property has a strong scent, buyers will be suspicious about what is being covered up. For this reason, we recommend avoiding scented candles etc… If you want to bake some cookies and leave them out on a plate, that can make a very good impression. Your estate agent will make sure there are none left!

When buying a house, it is a case of “caveat emptor” or buyer beware. Once the sale has been completed, the seller has no further liability except in very limited circumstances. If you are worried about this, you should talk to the solicitor who handled the conveyancing.

Usually, when a house is sold in Ireland, it is sold with vacant possession. Any personal belongings should be removed before the completion of the sale. However, it is possible to sell a house “as seen” to include all contents. This needs to be specified when advertising the property and in the contract for sale. In this case, it is left to the buyers to dispose of anything they do not want after the sale has been completed.

A purchaser might choose to insist that any furniture they do not want would be removed and might delay closing until this condition is met is they wanted to avoid the burden of disposing of unwanted items. In some cases the purchaser would like to purchase the furniture and this is negotiated independently.

The buyer signs first. Then their solicitor sends the signed contract to the seller’s solicitor. The sellers then countersign, and a fully signed copy is returned to the buyer’s solicitor. Upon receipt by the buyer’s solicitor the contracts are binding. Its is only from this point on the deposit is non refundable.

Estate agents can only erect ‘for sale’ signs with the permission of the homeowner who owns the land on which the sign is erected.

Once the sale has completed the buyer is now the homeowner. If you do not want the SOLD sign just ask the estate agent to take it down, and specify a date by which it must be gone. If it is not gone by that date, you may take it down yourself.

It is a littering offence to erect a sign on public property. You may report same to the litter warden who will issue a fine to the offending company.

If you are in a multiple unit development or apartment block the owners management committee may agree rules for the development which may include restrictions on the erection of estate agent signage.

The management company can be asked to enforce these rules.  If necessary you may notify the management company of any infringements and ask them to take action.

A house in Ireland is normally sold to include fixtures and fittings.  Curtain rails and rods are fixtures and should be included unless stated otherwise. 

Curtains and blinds are not considered a fixture or fitting. However many sellers do specify that they are included. If in doubt, ask the agent.

In general we would not recommend buying new appliances before selling a house. Many buyers will like to choose their own appliances, and quite a few will also remodel or replace an older kitchen.

If you have an older boiler, buying a new boiler for the central heating system improves the BER rating and is usually worth doing.

For jobs of this size, you rarely get your money back, though it really depends on the windows and the house. 

Sometimes getting a professional job painting the window frames can be just as effective. 

If the seal in the double glazing is broken and the window has fogged up, replacing the glazing is well worthwhile in most cases. This is a much smaller and less expensive job than replacing the windows and usually gives a good return on investment.

Before doing a job as big as replacing windows, you should consult with a couple of estate agents or a home stager. The money may be better spent in other areas with a much better return on investment, such as replacing an old boiler, adding “hive” heating controls, staging the property or boosting the marketing.

Replacing windows is most cost-effectively done with rewiring, replumbing and adding insulation, either internally dry lining or an external wrap. Often it is best to leave that big a job to the buyer, who will have their own opinions, needs and preferences.

Your house does not need to be tidied for the initial valuation consultation.

I prefer to see a house as it is, before it has been tidied and painted. That way we can give guidance, if needed, on how to best present it to maximise your return on investment.

Repairing an old boiler is a waste of money, compared to replacing it with a new more efficient model.

Paint colour can make a big difference to the appeal of a property. Kitchens can often be freshened up instead of being replaced.

Poor quality work can reduce the value of your property. We have a database of workers (cleaners, painters, plumbers, handymen etc.) we are happy to recommend, who will do good work at very competitive prices.

The most important time to have your house looking its best is when the photos are being taken.

A FOR SALE sign is totally at the seller’s discretion. If you do not want one the agent will not erect one.

If your agent does put one up against your wishes tell them to take it down immediately, or you can take it down yourself.

That said, you can’t keep the fact that you are selling a property a secret in this information age, and a FOR SALE sign has a number of important functions:

1. It helps buyers identify the property being sold.

2. It shows that the seller is committed to selling.

3. It informs the neighbours and other passers by that the property is for sale. Without the sign the only people who know your house is for sale are those who are actively looking for a property online. Frequently the top bidder for a property already has family or friends living in the locality. Once the sign goes up they will be informed immediately, along with a recommendation for the area from a local resident.

4. Estate Agents usually supply and erect a sign at no extra charge, as they are important advertising for the company.

Properties with a sign sell more quickly for more money than those without one. Getting a sign erected is highly recommended, unless you are in a multi-unit development or apartment complex where they are not permitted.

Estate agents should not charge a potential private seller for a sales consultation and market valuation of a residential property they wish to sell. Where a property is not being sold, such as family law, family transfer, pension or mortgage valuations, for a drive-by valuation, it is upwards of €100.

Estate agent services are subject to VAT (currently 23%).

If a house is being valued for a mortgage, the valuer usually completes their visit within 15 minutes. If you are getting it valued for probate or the fair deal scheme, the visit could be up to 30 minutes.

If you are looking to engage an estate agent to sell your property, you should allocate up to an hour so that the agent can take a detailed look at the property and answer all your questions.

Usually, a valuation appointment can be scheduled within 7 days. For fair deal valuations, we try to schedule them within 48 hours, as we realize they are frequently a matter of urgency for a family in a stressful situation.

The valuation report will typically be issued the following working day.

When selling a property, we ask the buyer to schedule the bank valuation within 7 days of their offer being accepted. Failure to meet this timeline without explanation can indicate a problem with their funding.

If you are thinking of selling your house, we provide a free no-obligation valuation service. Please contact us today.

Yes, if your house is looking shabby. A fresh coat of paint can make it more appealing and help it sell quickly for more money. To have the desired effect, the work must be done right, to a professional standard with appealing paint colours.

Home stagers are becoming more popular in Ireland. They can help pick out the right colours, and they have tradespeople who do quality work at a competitive price. Some smaller estate agents can give very good advice in this area, so talk with one or two before getting the work done. 

The short answer is Yes. However, normally houses are sold with fixtures and fittings, but excluding contents. Contents can be included if that is specified in the contract for sale. Usually, this would be specified in the marketing with wording such as “sold as seen” or “contents included”. If the contents are available, we usually sell the house and then negotiate with the buyer regarding the contents. That way, if they do not want the contents, they are not put off the house. If the contents are rubbish, the buyer would be offered a discount to dispose of them. In most cases, the house will sell for a lot more if the rubbish contents are dumped before the sale. Many buyers have difficulty seeing beyond the contents (which is why staging is so effective).

When selling your home, obtaining an accurate valuation from a professional estate agent is crucial.

You may wonder, what is an estate agent valuer looking for when valuing your home?

We’ll delve into the key factors that answer this question and discuss how you can potentially increase your home’s value before you list it on the market.

Market Demand and Comparables

Understanding market demand and comparables are essential for estate agents when valuing a home. They’ll look at the demand for properties similar to yours, known as “comparables” or “comps,” and analyse recent sales data to determine a fair market value. Keep in mind that fluctuations in the property market can impact your home’s value, so staying up-to-date with market trends is essential.

Location, Location, Location

Location is significant in what an estate agent looks for when valuing a home. Estate agents consider the desirability of your neighbourhood, proximity to good schools, transportation links, and local amenities. A prime location can significantly increase your home’s value, while less desirable areas may negatively impact it.

Property Size and Layout

Size and layout are essential factors in what estate agents look for when valuing a home. Agents will measure the square footage and consider the number of bedrooms, bathrooms, and reception rooms. They’ll also evaluate the layout and flow of the property, as this can have a major effect on a home’s appeal to potential buyers.

Condition and Presentation

The overall condition is another critical factor in what an estate agent looks for when valuing a home. A well-maintained home with modern fixtures and fittings will likely be valued higher than a property needing extensive repairs. Estate agents will assess the condition of your home’s interior and exterior, as well as the quality of any recent renovations or extensions.

Unique Features and Potential

When determining what an estate agent looks for when valuing a home, unique features and potential are also considered. Features such as a stunning view, a large garden, or a particularly stylish interior design can increase its value. Estate agents will evaluate the potential for improvement, such as the feasibility of adding an extension or converting a loft or garage. Properties with room for improvement often appeal to buyers who are looking for a project or want to customize a home to suit their needs.

Negative Impacts

Another important factor is on the negative side: Is there anything about this property which would turn off prospective buyers, or what objections might they have to buying your property?

Sometimes, these can be as simple as the colour scheme or mould on the walls.

If it has an unauthorized extension requiring planning permission, many buyers may avoid it.

Is it a probate sale being sold before probate is granted, or a rental property being sold with the tenants still there?

Is it in an area susceptible to flooding?

If it is under the airport flight path, that could be a significant factor.

These introduce uncertainty into the buying process, turning off buyers.

If objections like these cannot be answered, many buyers may walk away thinking, lovely house “but”… Often times that “but” stops them from bidding, thereby undermining the property value.

Conclusion:

By understanding what an estate agent looks for when valuing your home, you can better prepare for a successful sale. Factors like location, size, condition, market demand, and unique features all play a role in the valuation process. Remember, every property is unique, and estate agents will provide tailored advice on maximizing your home’s value. Don’t hesitate to ask for their expert guidance and make suggested improvements before listing your property on the market. We can recommend an interior designer for staging or project management on our properties before bringing them to market.

Achara Property Estate Agents can carry out a home valuation for free if you are selling.

Private treaty and auction are the two methods of sale in Ireland.

The main difference between the two methods is that your bids at auction are binding and incompletion of the sale is not an option and would see the buyer losing their 10% deposit as well as being contracted to buy the property, whereas in private treaty they are not binding until contracts are signed allowing you to walk away from a property.

Auction is seen as less favourable to buyers. Buyers are forced to do their due diligence before buying as many properties for sale at auction have legal, structural or title issues. This can be costly especially in the case where they may not win at auction but have already spent the money required to carry out their due diligence. Bids set at auction are also binding meaning there will be no going back on bids placed. Bidding at auction also runs the buyer the risk of losing their deposit. Auctions can be done online or in person and generally are a faster process.

Private treaty is the most common, often it leaves many buyers frustrated as they don’t know who they are bidding against and can’t see what other bids are coming in. Although it is seen to be the more secure method of buying properties for buyers as you are not binded to buying the property until contracts have been signed. Once the property has gone sale agreed the solicitor of the buyer can then begin with due diligence before the buyer is locked into the contract.

An example of an auction is 4bids, an online bidding service. 4bids offers bidding as a function of the agent’s own site, users don’t get moved from site to site. They charge per property €25, meaning no contract, no subscription, just pay as you use.

Another example of an online bidding service is offr, which “enables buyers to make private offers, bid in auctions, book viewings, upload proof of funds, download legal documents and even digitally sign contrasts using Docusign… on any device anywhere”.

The benefits of auctions are that they are generally faster, often closing the sale in about 4 weeks. They are more convenient as they can be done remotely online. As they can be reached online, they reach a wider audience meaning more potential buyers. All relevant documentation, photos and videos of the property is conveniently available to buyers.

If you have extended your property from the original plan you will need a Certificate Of Compliance. The benefit of having this in order before you go to market is if there are any issues you can resolve them before putting your house on the market. This will ensure that your sale runs smoothly as everything will be in order.

Some things that could come up from an Engineer or Architect completing a Certificate Of Compliance are:

-If an extension was over 40sqm and you didn’t get planning you would need to apply for retention and this can take a few months to get approved

-A lot of extensions don’t have correct ventilation in them but, this is easily resolved

Without a Certificate Of Compliance, you could put your house up for sale, go sale agreed and then a buyer might pull out as the house might not comply with building regulations.

We recommend Property Health Check as they are priced well and are very efficient.

Absorption rate is a term used to describe how quickly stock is being sold in the housing market.

Absorption rate is found by dividing the amount of sold houses by the amount of available houses during a certain period of time. 

A market with an absorption rate of 20% or more is considered a sellers market, a market with an absorption rate of around 15% is considered a buyers market.

They can indicate how long the home will be on the market by comparing it to the rate which comparable homes are selling.

Absorption rate is used to do the following:

• Set pricing for properties

• Make accurate appraisals

• Gauge demand for new homes

• Timing the market for investment

As an example of absorption rate:

If there are 25,000 homes being listed for sale over a 12 month period and there are 15,000 homes being sold monthly 

Absorption rate = 10,000/25,000 = 0.4 or 40%

With an absorption rate at 40% it is clear that it is a good time to sell and would take approximately 2.5 months (25,000/10,000) to complete the sale.

We list your property on our shop window, website, Facebook, Linkedin, Google, Instagram, Tick Tok, Daft.ie and MyHome.ie. If we have a one of a kind property we will also place it in the newspapers too. When we are launching the property we will do a mail drop in the area if requested to do so; we find this really brings in interest quickly and a lot of the time it is a local buyer.

As you will see below these are our latest properties to list with us to hit the market locally and they have professionally taken photographs with our sign at the front.

As you will see the properties below are our latest to come to market, they have our sign at the front and professional photos have been taken. Our clients chose to list their property with us as we do the job right, take professional photos and write very detailed descriptions of the property and secure the best offers for our clients. We have one of the best marketing teams in the county and our marketing is on par with the most well-renowed agencies in Ireland.

We take tremendous satisfaction in our work as a local independent agency. We have had a 100% success record in sales. We’ve sold every property we’ve advertised.

What is a BER?

BER stands for Building Energy Rating, this is an energy label for a house or any building. This is based on the overall efficiency of a building and the scale is from A1 (the best) to G (the worst). A1 rated homes will be the most energy-efficient and tend to have the lowest bills. It is assessed on how much energy it takes to heat a home, how efficient the heating is, the water heating, the ventilation and lighting. This will come with an advisory report. The report will indicate areas where you can improve the efficiency of the home, such as a new boiler, wall + attic insulation, upgrading windows and installing a stove is twice as efficient as an open fireplace. The SEAI have a list of independent assessors, we can recommend you one.

You need to have a BER if are renting a house or selling your home, this has been a requirement by law since January 1st 2009. Some buildings are exempt such as protected structures and places of worship. Someone that is looking to make improvements on their home can also get one to see where to make improvements. A BER cert usually costs €130 for a 2 bedroom apartment to €170+ for a large detached house.

If you don’t have a solicitor, you should contact your trusted family members and see if they have a recommendation for you. It doesn’t matter if you are purchasing/selling a property in Dublin and your Solicitor is based in Longford for example – if they come recommended then don’t let their location put you off. When you are buying/selling a house it is important to choose a Solicitor that is recommended to you, we can help you with this.

If you don’t have any recommendations from a family member, you should speak with friends, work colleagues or neighbours and see whether they have someone they recommend. After receiving a recommendation you should conduct your own research – check out their website and look at their Google Reviews. Nowadays, most good Solicitors should have an online presence where you can get more information about their practice and their way of doing business. You should make an initial appointment to see if you like them; this is important because if you find a Solicitor you like and trust you will probably use them for any legal matters arising in the future!

It is important that your chosen Solicitor has experience in Conveyancing (Property law), or indeed whatever legal matters you need professional advice with. With Conveyancing, it is very important that your chosen Solicitor is an expert at looking through all the relevant legal papers. This should ensure that there are no nasty surprises waiting for you after the purchase is completed. You will have clean ownership of the property and the proper transfer of the title from the property to you. Keep in mind that searches must be completed by the Solicitor before signing the contract too; we go into more detail on Searches here.

You shouldn’t look for the cheapest Solicitor when buying or selling as this is one of the biggest items you will ever buy or sell and of course, you will want the job done correctly and in a timely fashion.

es, legal searches must be completed on both your behalf and on behalf of your lending institution to ensure that there are no legal burdens or mortgages affecting the title to the property or judgments registered against any individual with an interest in the property.

The Local Property Tax (LPT) means that if you own a residential property or are a joint owner of one on the 1st of November 2021, then you have to pay the property tax on it for 2022 for that property. You are liable for this tax even if it’s not your primary residence. You do not have to be the owner to pay the LPT – you can nominate someone to submit the LPT returns and make the necessary payment to Revenue.

The liability of the LPT falls on the 1st of November each year. If you are the person that is responsible for paying this tax it can be paid in full, monthly instalments, cash payments, deduction at source (which can be paid through your salary, pension, Department of Social Protection or the Department of Agriculture, Food and the Marine payment).

If you have more than one property that you owe the LPT for, then you are required to make the payment for LPT through one of the online options. However, it’s still possible to pay for the LPT using a paper form called LPT1 if you would prefer.

But what if a Vendor/Seller puts a property up for sale and subsequently sells the property – who is liable to pay the LPT? The Vendor/Seller must have paid the LPT before the property can be transferred to the new owner.

The purchaser of the property will refund the owner the Local Property Tax from the date of the closing of the sale until the end of the LPT year (which is November). If you need any more information on this go over to this link where Revenue have their own article on the Local Property Tax charge.

The land registry fee is what you have to pay to have your property registered in your own name and the lender will also need to have their name registered against the mortgage deed if you are borrowing. Your Solicitor will take care of this on your behalf and would be able to answer any more questions you might have on this.

What is Stamp Duty?

Stamp Duty is a form of tax that is payable to Revenue, It’s payable on instruments that transfer land and buildings in the Republic of Ireland.

These instruments are usually referred to as ‘Deeds of Transfer’ or ‘Deeds of Conveyance’.

Stamp duty is also charged on the following instruments:

– written leases of land and buildings
– written documents that transfer shares or stocks of Irish companies
– written documents that transfer property as a gift
– written agreements or contracts to transfer property

If you would like any more information on instruments that are liable to Stamp Duty head over to the Revenue’s site.

In addition, this is payable on the following:

– Credit cards and atm cards
– Cheques
– Insurance policies

How much Stamp Duty do you pay in Ireland?

The current rate is 1% on the first €1 million paid on a residential property and 2% on anything above this figure. Your Solicitor will be able to explain all the fees you have to pay when purchasing a property. If you need a Solicitor we have written a new article on choosing a Solicitor here

How much Stamp Duty do you pay in Ireland?

The current rate is 1% on the first €1 million paid on a residential property and 2% on anything above this figure.

Your Solicitor will be able to explain all the fees involved when purchasing a property, like The Local Property Tax and Land Registry Fees. 

A mortgage deed is a legal document that grants a money lender security against a property they have a loan out on. When you are purchasing a new home, you will have a Solicitor looking after the Title/Deeds on the property you are looking to purchase. A title is a document that shows legal ownership of an asset or property. A deed is a signed legally binding document that transfers ownership of a property from one person to the other.

Conveyancing is the transfer of a legal title of a property from one owner to another. This process starts when an offer is accepted by a seller on a property, your Solicitor checks out the contracts to make sure there are no issues with the title and completes the necessary searches, contracts are then signed by both parties, and the new owner gets the keys.

No, you shouldn’t overprice your property, we don’t advise pricing your property unreasonably high to allow for negotiations as many negatives may ensue from this. Overpricing your property may turn away potential buyers and interested parties who believe the property does not fit their budget. As a corollary, it may take longer for your property to sell, leaving those interested wondering why the property has remained on the market so long. We work with you to create the right price for your property allowing its fullest potential to sell.

What should I do if my property isn’t selling?

If your property isn’t selling, it may be time to reconsider the selling price. You should also get a second opinion from another estate agent that has expertise in the area. There could be many reasons why the property isn’t moving such as a poorly written description, poor photographs taken, not being advertised on the relevant channels such as Daft.ie MyHome.ie, Google Ads, Facebook, Instagram, Linkedin, a good website.

An alternative explanation for your property not selling may be the physical condition. It is worth considering making repairs to the property which are inhibiting people from purchasing the property. Also, you could enlist an expert interior designer who will stage your property for sale. This will help reinvent the property and re-establish it on the market.

To sell your home we will create a professional video and advertisement for your property. We will professionally photograph the property and tailor a brochure that best suits your property. With these features, we will place ads on Daft.ie, MyHome.ie and ckp.ie, to showcase your property to prospective buyers. In the meantime, we are here to advise you on how to present your property for viewings and advise you on an ideal selling price. Ultimately, we are with you every step of the process to ensure that it runs smoothly and your sale concludes successfully.

With experience of residential sales in Dublin, North County Dublin, Fingal, East Meath and Louth we have seen the market both rise and fall several times and have experience of selling in all market conditions.

By selling through Achara Property, you will get the benefit of both our local knowledge and wealth of experience. Our mutual objective is to sell your house for the highest possible price in the shortest amount of time with the most favourable terms. You can contact Hugo our sales director .

Estate Agent fees are typically a percentage charge between 1% and 2% + vat of the selling price of a property. However, this can vary from Estate Agent to Estate Agent.

At Achara Property, we offer the following:

The fee is normally 0.8% - 1%, 1% if we achieve above an agreed price which reflects the perceived market value. (Note: This performance bonus is designed only to kick in if we outperform the agreed amount – which we are very good at accomplishing). So if we get you a price exceeding the market, then yes, we will earn more, but you will also benefit from incentivising us.

We price properties at the right price to get as many interested parties bidding to view your home. The more people you can get to view and then bid on your property, the better the results will be. We do not price the property too low either, as this is counterproductive to all stakeholders, which are the buyer, the agent and the vendor who is selling the property.

All Estate Agent fees are subject to VAT (currently 23%)

Traditionally, the best selling time in Ireland to sell your house is the seasons Spring and Autumn. Over the last few years, the early Spring market (Feb-April) has proven very strong as large numbers of buyers chase a limited number of properties. 

In the Spring, many sellers like to wait until after gardens come to life in April/May. This can cause a peak in supply, taking some of the heat out of the market. 

The Autumn market tends to be weaker as concerns around the budget can depress demand at key times. With delays in conveyancing, Autumn sales are no longer guaranteed to complete before Christmas.

Of course, house searchers can now search at any time of day or night, with property alerts pinging throughout the week, weekends, and holidays.

Even though a sale can happen anytime, the calendar month can influence competition, buyer psychology, bank loans, economic uncertainty and, ultimately, your bottom line.

In January and February, buyers are typically more motivated to buy as they feel inspired to have a new place for the year ahead.

In 2024, we are seeing very strong demand and low supply in the first quarter. There is a lot to be said for progressing matters while we have a sellers market. 

The sales process explained, when your property is put up for ‘SALE’, viewings will commence and interested buyers will begin to send offers. Our agent will negotiate with buyers to get the best possible offer for your property, they will update you on every single offer that is made and advise you on what to do next.

Once an offer has been accepted, a booking deposit will be taken on the property, we normally charge €10,000 to secure.

The property is then ‘SALE AGREED’. At this point, the buyer and seller’s solicitors become involved in drawing up contracts, cross-checking the title deeds to the property and making sure everything is in order for their clients.

When the contracts are signed by all parties, the remaining 10% deposit of the purchase price is paid. Contracts will then be exchanged between solicitors. The purchaser’s solicitor will give the remainder of the purchase price to the vendor’s solicitor. The keys will be exchanged and the property will be ‘SOLD’.

The average time to sell your house with us is between 3 and 4 weeks so if you are looking for a well established local estate agent please get in touch.

🏡 How to Prepare Your Property for Sale in Ireland

✅ 1. Declutter & Depersonalise

• Remove personal items (photos, kids’ artwork, niche decor) so buyers can imagine themselves in the home.

• Store or donate excess furniture to make rooms feel larger and brighter.

🧽 2. Deep Clean Everything

• Professionally clean carpets, windows, and bathrooms.

• Eliminate pet odours or damp smells — Irish buyers are highly sensitive to “first impressions.”

🖌️ 3. Minor Repairs & Touch-Ups

• Fix leaky taps, squeaky doors, chipped tiles, or cracks in plaster.

• Paint in neutral tones (e.g., white, taupe, light grey) to freshen up and widen appeal.

🌿 4. Tidy the Garden & Exterior

• Mow the lawn, trim hedges, power-wash driveways/patios.

• Touch up the front door and window sills — kerb appeal matters.

• Add some pots or hanging baskets for colour.

💡 5. Maximise Light

• Open blinds and curtains fully for viewings.

• Replace dim bulbs and clean light fixtures.

• Use mirrors to enhance brightness, especially in north-facing rooms.

📄 6. Get Your Legal Documents Ready

To list your home in Ireland, you’ll need:

• BER Certificate (Building Energy Rating) – legally required.

• Title deeds – your solicitor will need these to draw up contracts.

• Planning permission docs (if you’ve extended or renovated).

• NPPR or LPT clearance (for second homes).

🏷️ 7. Get a Valuation

Invite 1–2 local estate agents to assess the property and advise on:

• Pricing

• Timing

• Target buyer profile

• Local demand (e.g., for families, investors, first-time buyers)

🧑‍💼 8. Choose a Reputable Estate Agent

• Look for someone local, experienced, and honest about market conditions.

• Ask about recent sales in the area, marketing strategy, and expected timelines.

📸 9. Professional Photos & Floor Plan

• Don’t skip this. Great imagery (and video tours) drive online interest, where almost all buyers start.

• Make sure each room is staged to show its best use.

🏡 10. Stage for Viewings

• Fresh flowers, subtle scents, and a warm atmosphere help create emotional appeal.

• Ensure the house is clean, warm (in winter), and welcoming for every viewing.

• Paint – Freshen up dull walls and cover up scuff and scratch marks from damaged walls with a coat of paint.  Painting bright, coloured walls a neutral colour is best advised when preparing your property for sale.

• Declutter – Going through each room and getting rid of unwanted items makes the rooms look neat and tidy. This will also help your packing process!

• Deep clean – Give your home a deep clean from top to bottom making sure that there is no dust, cobwebs, unwanted dirt stains or mucky carpets to let your prospective buyers know that the property is well-maintained. 

• Maintenance – Before selling your home, it is advised that you carry out any outstanding repairs that will not make a good impression on your property, for example, loose light fixtures or door handles.

• Depersonalise – Any personal belongings or photos that you wish to keep private should be removed from the property before pictures are taken and viewings begin.

🏦 Getting a Mortgage in Ireland: Who Should You Talk To?

When applying for a mortgage in Ireland, your first step is to speak with a mortgage provider. You can either go directly to a bank or lender, or you can work with an independent mortgage broker.

🔍 Why Consider a Mortgage Broker?

We strongly recommend speaking with a Qualified Financial Adviser (QFA). These professionals are independent experts who work on your behalf — you are their client, not just a customer.

A good broker can:

• Compare multiple lenders to find the best deal for your specific needs

• Explain the mortgage process clearly, helping you avoid delays or mistakes on forms

• Save you money by sourcing competitive rates on mortgage protection or home insurance

Most mortgage brokers don’t charge a fee — they receive a commission from the lender that ultimately provides your mortgage.

🏦 Bank Mortgage Advisors

Alternatively, you can speak directly with a bank’s mortgage advisor. However, these advisors are tied to their employer and act in the bank’s interests. While they can offer helpful advice, keep in mind that they will only promote that bank’s products. In this case, you’re a customer, not an independent client.

✅ Summary

Working with a QFA mortgage broker gives you greater choice, personalised advice, and peace of mind — all at no extra cost. Having a trusted, independent expert on your side can make the mortgage journey smoother, faster, and more cost-effective.

🧓🏽 Fair Deal Scheme (Nursing Home Support Scheme)

The Fair Deal Scheme, officially called the Nursing Home Support Scheme, is a government programme in Ireland that helps people pay for long-term nursing home care.

🏥 What It Does:

It provides financial support to people who need nursing home care but cannot afford to pay the full cost themselves. Instead of paying the full amount up front, you contribute based on your income and assets, and the State pays the balance.

💰 How Contributions Are Calculated:

Under the scheme, you contribute:

• 80% of your income (e.g., pension, rental income)

• 7.5% of the value of your assets per year (e.g., property, savings)
   – But only for a maximum of 3 years for your main home

✅ After 3 years, you no longer pay the 7.5% charge on your home — this is called the 3-Year Cap.

🏠 What About Your Family Home?

If you own a home and are worried about losing it, the scheme allows you to defer payment of the asset-based contribution until after your death.

This is managed through the Ancillary State Support Scheme – a loan-type arrangement where the State recovers the money later, usually from your estate.

👨‍👩‍👧 Farm/Business Owners

There are protections for farmers and small business owners to ensure that productive assets aren’t lost — provided certain conditions are met (e.g., a family successor continues the business).

📋 How to Apply

1. Apply to the HSE using the official Fair Deal application form.

2. Undergo a Care Needs Assessment (to confirm you require long-term nursing care).

3. Complete a Financial Assessment to calculate your contribution.

The HSE will then tell you:

• Whether you qualify

• How much you’ll pay

• How much the State will cover

⚠️ Things to Consider

• Not all nursing homes are part of the scheme — check if your chosen one is approved.

• The scheme doesn’t cover extras like hairdressing, therapies, newspapers, etc.

• There may be a waiting period depending on funding and availability.

✅ Summary

The Fair Deal Scheme is a state-supported way to fund nursing home care in Ireland. It ensures you don’t have to sell your home or use up all your assets to get the care you need.

🔍 What is a Fair Deal Valuation?

A Fair Deal valuation refers to the market value of your home, land, or other property, as assessed for the purposes of the financial means test.

This valuation:

• Is used to calculate 7.5% per year of the asset's value that goes toward your care contribution.

• Is capped at 3 years for your principal private residence (so a maximum of 22.5% total).

• May be ongoing for other non-residential properties (e.g. land, rental properties).

🧾 Who Carries Out the Valuation?

• You may need to provide a professional property valuation from a qualified estate agent or valuer.

• The HSE can accept this valuation but may query or request verification if they believe it’s inaccurate.

• In some cases, the HSE may arrange their own valuation or seek clarification.

📋 What Is Needed for the Valuation?

You’ll typically need:

• A written valuation report from a qualified valuer or estate agent.

• Details on ownership (e.g. title deeds, land registry folio).

• Info on any shared ownership, family transfers, or rights of residence.

👨‍👩‍👦 Family Farms or Businesses

If you own a family farm or business, you may qualify for a special 3-Year Cap exemption — meaning asset-based contributions also stop after 3 years — if a family successor commits to continue the business for at least 6 years.

✅ Summary

AssetRate AppliedCapped AtPrincipal Residence7.5% per year3 years (22.5%)Other Properties (e.g. land, rental)7.5% per yearNo cap (unless special conditions apply)

A professional, realistic valuation is essential to ensure your Fair Deal contribution is accurate and fair. It's recommended to use a local chartered surveyor or estate agent who knows current market conditions.

The first bidder often holds a slight advantage — especially with sellers who value a quick, reliable sale. For these sellers, speed matters, and hesitation can mean missing out.

Other sellers may prioritise getting the highest possible price, but by making the first serious offer, you're signalling genuine interest and establishing goodwill early in the process.

If you're thinking of making a lowball offer and are prepared to risk losing the property, it may be better to wait a few months and see if the price softens over time.

📝 Signing Contracts

• Once both buyer and seller sign the contracts for sale, the agreement becomes legally binding.

• At this point, the buyer pays the contract deposit (usually 10% of the purchase price, minus the booking deposit already paid).

🔐 Closing Day (Key Handover)

• On the closing day, the buyer’s solicitor transfers the full balance of the purchase funds to the seller’s solicitor.

• Once funds are received and legal formalities are completed, the keys are released — often through the estate agent or directly via the solicitors.

⏳ Timeline Summary

StepTypical TimingSign contractsAfter final legal checksClosing date agreedUsually 1–2 weeks after signingReceive keysOn closing day (once funds clear)

Note: The timeline can be shorter or longer depending on:

• Whether you're buying with a mortgage (loan drawdown can cause delays)

• If it’s a chain sale

• Title or planning issues

• Mutual agreement between solicitors

🏠 What Is the Grant?

The Vacant Property Refurbishment Grant offers funding to individuals who renovate long-empty or unsafe properties with the aim to live in them or rent them out. It’s part of the Government’s strategy to revive underutilised housing stock.

• Vacant property (in good structural condition): up to €50,000.

• Derelict property (structurally unsound): additional €20,000, for a total of €70,000.

🧾 Eligibility Criteria

1. Vacant for at least 2 years, and built in 2007 or earlier.

2. You must own the property or be actively purchasing it.

3. The property must become your principal private residence or be made available to rent (RTB registration required).

4. An additional €20k top-up requires:

   • A structural engineer’s report confirming dereliction, or

   • Confirmation that the building is on a local Derelict Sites Register.

5. VAT-inclusive grant, administered locally by county councils .

🛠️ What It Covers

Refurbishment costs for structural, internal, external, services, and finishings needed to make the property habitable or rentable. Applicable alongside SEAI energy retrofit grants, but not overlapping funded work.

🔄 Clawback Conditions

If you sell or stop renting within:

• 5 years: full repayment required

• 5–10 years: 75% to be repaid

• After 10 years: no repayment needed.

⏱️ Approval & Payment Timeline

• You must complete all works and have final inspections before receiving payment.

• Payments can take many months. Some councils had only processed ≈100 grants from 6,000 applications by end.

• Timelines vary by local authority — e.g., Cavan CoCo reports ~7 weeks per stage for validation, inspection, and final payment.

🏦 Financing & Mortgages

Grant acceptance is possible alongside a mortgage, but lenders may be cautious about the second charge on the property from the local authority. You must show adequate funds to complete works before grant disbursement.

You don’t need to be an Irish citizen to buy property in Ireland. There are no restrictions based on residency status — whether you’re an Irish or EU/EEA citizen, a non-EEA national, or a non-resident, you’re free to purchase property here.

However, before the property can be registered in your name, you’ll need to obtain an Irish Personal Public Service (PPS) number from the Irish tax authorities. This process can take several weeks or months, so it’s important to apply early. Full guidance is available on the gov.ie website.

It’s important to note that owning property in Ireland does not give you the right to live here. Your residency or visa status is determined separately and is not linked to property ownership.

When purchasing an apartment, you're not just acquiring the physical property — you're also becoming a member of the Owners' Management Company (OMC). As part of the legal process, a comprehensive review of the OMC's operations and financial health is carried out on your behalf before you sign contracts. This ensures the OMC is being properly managed and is in good financial standing.

As a member of the OMC, you’ll be responsible for paying an annual service charge, which covers the maintenance and management of common areas and services within the development.

If you're buying an apartment, we will take the time to thoroughly review and explain all relevant documentation relating to the property and the OMC, so that you can proceed with confidence before signing contracts for sale.

There are no restrictions on who is able to buy a home in Ireland. You will not be allowed to live in the home you purchased if you do not have an Irish residency.

Before you begin searching for a home, it’s essential to set a clear budget. Once you find the right property, you can make an offer to the seller’s agent. If your offer is accepted, you’ll pay a booking deposit, and the property will be marked as ‘Sale Agreed’.

At this stage, you should engage a solicitor to handle all the legal aspects of the purchase. If you don’t already have one, take the time to find a solicitor who offers fair fees, provides timely service, manages all necessary legal work efficiently, and most importantly, someone you trust and can communicate openly with.

Next, the contracts are drafted, reviewed, signed, and exchanged between solicitors. Once the financial arrangements are finalised, a closing date will be agreed upon. On closing day, the keys are handed over, and the property becomes officially ‘Sold’ to you.

Steps in the Buying Process

• Decide your budget

• Engage a solicitor

• Arrange your finances (mortgage approval in principle, deposit, legal fees)

• Talk to us about selling your existing home (if relevant)

• Begin house hunting

• Find a property that fits your budget and needs

• Make an offer

• Pay the booking deposit

• Arrange a survey on the property

• Organise a bank valuation (if applicable)

• Await solicitor approval of title and mortgage offer

• Sign contracts

• Draw down your mortgage

• Collect the keys to your new home

Where to Start When Looking for a New Home

Buying a new home is a significant investment, so it’s important to take the time to carefully consider what’s right for you. As you begin your search, ask yourself these key questions:

• What is your budget?

• Are you looking for a house or an apartment?

• How many bedrooms do you need?

• Are you buying as an individual, a couple, or a family?

• Do you prefer to live close to the city or in a more rural setting?

• Which local amenities and facilities are important to you?

Create a list of your priorities for your new home, then evaluate what’s realistically achievable within your budget and timeframe. This thoughtful planning is a crucial first step on your journey to finding the perfect property.