Negotiating price and online bidding 

Preparing to negotiate, make offers and avoid "auction fever" 

Negotiating the price of a home can feel daunting. This page explains how to understand the market, set a realistic budget and make a level-headed, carefully considered offer.

You’ll learn how to protect yourself during competitive or remote bidding – including how to stay disciplined and avoid “auction fever”. We also explain how “best and final” bids work.

How to prepare for the buying and negotiation process

Do your research

• Know the local market – are properties selling quickly or slowly?
• Talk to a variety of estate agents. Read property sections in Irish newspapers.
• Check recent sale prices for similar properties in the area using the Property Price Register.

Set your maximum budget

Decide on your maximum budget before negotiations and stick to it. Include all costs in your calculation – stamp duty, legal fees, mortgage protection, home insurance, valuation, structural survey, furnishings, moving expenses, etc.

Use a solicitor for advice

Your solicitor can advise on negotiation strategy and ensure your interests are protected in the contract.

Manage your expectations

What’s realistic to negotiate when demand is high?

When demand is high in a strong property market and there are multiple bidders, sellers are usually focused on price and certainty. There is often limited scope to negotiate conditions, but you may still be able to offer flexibility on closing dates or ask for the inclusion of certain fixtures or fittings.

Requests for repairs or energy upgrades are less common in these markets and are more likely to be reflected in the final price rather than agreed as conditions of sale.

You can withdraw before contracts are signed

If the price or conditions no longer suit you, you may decide to withdraw your offer. This is a personal decision and will depend on your own circumstances and comfort level.

Before contracts are signed, either the buyer or the seller can withdraw from the sale without penalty.

Use leverage carefully

Start with a realistic but lower offer

It’s common to offer below the asking price, especially if the property has been on the market for a while. Justify your offer with evidence (for example, comparable sales or condition issues).

Highlight any issues found in surveys

If your survey reveals problems (for example, damp, structural issues, a boiler not working or missing planning permission), use these to inform your decision. Some issues may support price negotiation or repairs, while others, such as planning permission problems, may affect your ability to get mortgage approval and should be discussed with your solicitor before proceeding.

Don’t reveal your full budget

Avoid telling the estate agent your maximum – keep some room for negotiation.

Ask about the seller’s circumstances

• Is the seller keen to move quickly?
  
• Are they in a "chain"? A property chain is when several home sales are linked together because each buyer needs to sell their own property before they can buy the next one. If one sale falls through or is delayed, it can affect every other sale in the chain.
• Is it a probate property? Probate is the legal process that confirms a will and allows a person’s assets to be dealt with after death. Without probate, banks and others will not release funds or property. Probate can take many months in Ireland and may take longer in complex or disputed cases.
• Are they motivated sellers who may accept lower offers?

Get everything in writing

Once terms are agreed, ensure all conditions are documented in the contract and Sales Advice Note. A Sales Advice Note is a short document your solicitor sends to the buyer’s solicitor confirming the key details of the sale so the legal process can begin.

Be aware that not all bids will lead to a completed sale

When bidding becomes very competitive

In a bidding war (for example, where three or more buyers submit competing bids over a short period), stay in close contact with the estate agent to understand whether competing bidders can genuinely proceed. If you feel pressured, uncomfortable or overwhelmed, pause and seek advice from your solicitor or a financial adviser.

"Best and final" bids: what it means and how to handle it

Estate agents typically move to a "best and final" bid after a seriously competitive bidding phase with multiple strong offers. You’ll be asked to submit your highest and best offer by a set deadline, usually by email, along with any conditions (for example, subject to a surveyor’s report). There’s normally no second chance to increase your offer after this point, so put forward the maximum price and terms you’re genuinely comfortable with.

Digital conveyancing and electronic signatures are becoming more common in Ireland but with important limitations. Electronic signatures are legally recognised in Ireland under the Electronic Commerce Act 2000 and the EU eIDAS Regulation. This means some documents may be signed electronically, depending on the nature of the document and the legal requirements that apply to it.

In recent years, the use of electronic signatures in property transactions in Ireland has increased. In practice, some documents connected with a property transaction – such as contracts for sale – may be signed electronically, where this is legally permitted and where all parties agree.

However, electronic signatures cannot be used in certain key situations, including:

• E-signatures cannot be used on documents that create a legal interest in property (e.g., deeds of transfer)
• E-signatures cannot be used on documents that must be registered with Tailte Éireann.
  

• Deeds that transfer or create an interest in property
• Documents that must be registered with Tailte Éireann
• Wills
• Sworn documents such as affidavits