Selling a home

Step-by-step guide to selling a home in Ireland

Selling your home in Ireland? Start by appointing a solicitor and getting your title deeds ready. You need a Building Energy Rating (BER) certificate before listing. Choose an estate agent licensed by the Property Services Regulatory Authority (PSRA) and compare fees and advertising. Make sure to set clear terms with your solicitor and estate agent. 

Prepare a contents list and consider a structural survey. When bids arrive, check mortgage approval, deposit and property "chains". A “chain” is when the sale of your property depends on other buyers and sellers completing their transactions at the same time. Once sale agreed, your solicitor manages contracts, taxes and closing. “Closing” is the final step in selling your house – when you sign the paperwork, hand over the keys and get the money from the sale.

Communication is key

When selling a home, poor communication is one of the main reasons sales slow down or fall through. Stay in regular contact with your solicitor and the estate agent handling your sale. Make sure your solicitor is in frequent, proactive contact with the buyer’s solicitor.

Many delays happen because queries, title checks or documents aren’t followed up quickly between solicitors. Clear timelines, quick responses and consistent check‑ins help prevent avoidable setbacks and keep your sale on track.

Step 1. Find a solicitor

You need a conveyancing solicitor in place to manage the sale. Choose a solicitor as early as possible, as they will need to request your title deeds and begin the legal work (‘conveyancing’) required to sell your home. Delays in appointing a solicitor can slow the entire process, especially if your lender takes several weeks to release the deeds.

Your solicitor will confirm that as the seller, you have the legal right to sell the property and ensure all documents are in order. They will also handle the following outlays: 

• Transferring funds
• Paying stamp duty
• Registering the deeds

For details on solicitor costs, go to our understanding mortgages page. 

You can use the Law Society’s solicitor search to find a qualified solicitor. If you want to make a complaint about your solicitor, visit the Legal Services Regulatory Authority (LSRA).

Solicitor fees vary, so get written quotes from several firms and check what is included, such as search fees and deed registration. Fees vary by firm. Some charge a percentage of the sale price; others use a flat fee. 

There are also out‑of‑pocket costs such as postage, searches, phone calls and registration. Get several written quotes that show professional fees and all extras. Go to our Finding a solicitor guide.

If you have a mortgage, your solicitor must request your title deeds from the lender. This often takes four to eight weeks, so instruct them early.

If you do not have a mortgage, give the deeds to your solicitor. They will investigate title and apply for any documents needed to complete the sale.

Step 2. Get a Building Energy Rating (BER)

A BER certificate is required to advertise a home for sale or rent. It rates energy efficiency from A to G and assesses space and water heating, ventilation and lighting. You should have your BER certificate before you engage an estate agent. Learn more at the Sustainable Energy Authority of Ireland.

Step 3. Find an estate agent

While you can sell a home privately, most properties in Ireland are sold with the help of an estate agent. A good estate agent will value your property, arrange advertising, coordinate viewings and work with your solicitor to complete the sale.

All estate agents must be registered with the Property Services Regulatory Authority (PSRA). Always check that your agent is registered. If you need to make a complaint, there is a clear process on the PSRA website.

Choosing the right estate agent

Before you decide, talk to several agents and ask these key questions:

• How much will they charge for selling your property? Fees can range from 1% to 2.5% of the final sale price, plus VAT. On a €250,000 home, that’s between €2,500 and €6,250, before VAT.
• What are the advertising costs? Advertising is often paid up front and may include professional photos, online listings and brochures. Clarify what’s included and what you’ll pay.
• Where will they advertise your property? Ask which websites, platforms or local outlets they use.
• Can they show examples of similar properties sold in your area? This helps you judge their experience and success rate.
• What is demand like for similar properties in the area? Do they have recommendations to help your property attract more interest?
• What level of support will they offer during the sales process? How often will they update you, especially after viewings?
• How much do they think your property will sell for?
• If you sign a contract, how long will it last? Some contracts include an exclusivity clause, meaning the agent is the only one allowed to sell your property for a set period. Make sure you’re happy with this timeframe, as it can limit your ability to switch agents if you’re not satisfied.

Remember:

You are in charge when selling your home. Compare several agents, and make sure you’re comfortable with their approach, costs and the support they offer.

Once you’ve chosen an estate agent, you’ll enter into a contract that sets out the terms and conditions of the sale, including all costs. The contract should include a copy of the Property Services Agreement, a statutory document published by the PSRA. All licensed agents in Ireland must give you this at the start of your relationship.

Step 4. Prepare for the sale

Give your agent a contents list for items included in the sale. To avoid disputes, set out what counts as fixtures and what counts as fittings. For example, built‑in items (like fitted wardrobes) are usually fixtures, while movable items (like free‑standing appliances – often called ‘white goods’) are usually fittings. Agreeing this upfront helps prevent renegotiations later.

Structural survey

Consider commissioning an engineer’s report to identify issues early. An engineer’s report is a structural survey carried out by a qualified surveyor or engineer to assess the condition and structure of the property. Sharing this upfront can reduce price renegotiations after the buyer’s survey. Structural surveys should only be carried out by qualified professionals – always check that your surveyor is registered with Engineers Ireland or Society of Chartered Surveyors Ireland (SCSI).

First Home Scheme

If you purchased your home using the First Home Scheme, contact them about fees or conditions when you sell. Further information at the First Home Scheme website. 

Step 5. Bidding process

When bids arrive, do not focus on price alone. Check mortgage approval, deposit availability, property chain status, and whether the buyer is a cash purchaser. Consider these factors alongside price before you decide.

For more on the bidding process, visit our negotiating price and online bidding page. 

Step 6. Sale agreed

When you accept an offer, the property is sale agreed. The buyer pays a booking deposit to your estate agent. This can be a fixed amount, for example €5,000, or a small percentage of the offer; agree the approach with your agent. The booking deposit is refundable until contracts are signed.

Your estate agent will prepare sale details for both solicitors. This document includes price, any conditions, the estimated closing date, and names and addresses for all parties.

Note: Other offers can still be received before contracts are signed

If the estate agent receives a further offer, they are legally required to pass it on to the seller. Until contracts are signed, the seller can still decide to accept a new offer, even if they have already agreed to proceed with another buyer. This means that an earlier offer is not legally binding until the final contracts have been signed by both parties. For more on the process of going sale agreed, go to our from approval to closing page. 

Step 7. Closing

You will attend your solicitor’s office to sign the transfer deed and any other documents required. Provide proof of payment for Local Property Tax (LPT). Visit Revenue. 

If the property is not your principal private residence, provide proof of Non‑Principal Private Residence (NPPR) payment for 2009–2013. Go to NPPR. 

On the agreed closing date, your solicitor exchanges title deeds and keys with the buyer’s solicitor. If you have a mortgage, your solicitor redeems it from the sale proceeds. Any remaining balance is transferred to you after deducting agreed fees and costs.