Buying & Selling Property in Ireland During COVID‑19: Up‑to‑Date Guidance & Safety Measures

Introduction

The coronavirus pandemic reshaped every facet of daily life – the Irish property market was no exception. While the worst of the health crisis has passed, many of the safety habits, digital tools and regulatory updates introduced during the pandemic remain relevant for buyers, sellers and estate agents. This guide consolidates the latest government advice, industry best‑practice, and practical steps to help you navigate property transactions safely and efficiently in 2025 and beyond.

1. How COVID‑19 Has Affected the Irish Property Market

Metric (Q1 2025)	Figure	Year‑on‑Year Change
Median asking price (national)	€375,000	+8.1%
Median asking price (Dublin)	€450,000	+6.2%
Homes listed on MyHome (March)	10,800	–20% (record low)
Average time to sale agreement	11 weeks	–2 weeks
Average mortgage approval amount	€318,400	+7%
Rental yields (average)	4.5%+	–

Source: MyHome Q1 2025 Property Report (Bank of Ireland), 8 April 2025.

Key take‑aways:

Supply remains tight – fewer than one in 200 homes is on the market, driving price inflation.
Demand is resilient – high‑income earners and multinationals continue to fuel purchases, but affordability is stretched (prices are eight times average earnings, the highest since 2009).
Transaction speed has improved – agents and buyers are using virtual tools and streamlined paperwork, cutting the average time to agreement.

2. Government Guidance that Still Applies (2025)

2.1 Transitional Protocol – Good Practice Guidance (Sept 2025)

The Department of Enterprise, Trade and Employment, together with the HSA, HSE and Department of Health, released the Transitional Protocol on 26 September 2025. While it is a “workplace” document, its core recommendations are directly relevant to property viewings and hand‑over processes:

Recommendation	How It Impacts Property Transactions
Maintain personal protective behaviours – masks where distancing cannot be ensured, hand sanitising on entry and exit.	Agents should provide hand‑sanitiser stations at the front door and ask visitors to wear masks if the property is occupied.
Ventilate indoor spaces – keep windows open where weather permits.	Open windows for at least 10 minutes before and after a viewing to dilute any airborne particles.
Use appointment‑only scheduling – avoid walk‑ins.	All viewings, valuations and inspections must be pre‑booked with a minimum 15‑minute buffer between appointments.
Implement “cleaning record sheets” – document sanitisation of high‑touch surfaces.	Agents keep a log of door‑handle, light‑switch and rail cleaning after each visitor.
Key‑drop boxes or secure lock‑boxes – minimise contact with occupants.	Sellers can leave keys in a lock‑box; agents retrieve them with a code shared only with the buyer’s representative.

The protocol is not legally binding, but non‑compliance can expose agents and landlords to liability under health‑and‑safety legislation.

2.2 HSE “Stay Safe” Resources

The Health Service Executive continues to publish COVID‑19 posters and checklists for workplaces. The most relevant points for property transactions are:

2‑metre (6‑foot) distancing – use floor markings or tape in hallways and at entry points.
Hand hygiene – provide a 70 % alcohol gel.
Self‑assessment – ask visitors to confirm they have no symptoms and have not been in contact with a confirmed case in the previous 14 days.

These resources are freely downloadable from the HSE website and can be printed and displayed at the property.

3. Safety Measures for Property Viewings

Step	What to Do	Why It Matters
Pre‑booking	Use an online calendar that automatically adds a 15‑minute buffer.	Reduces overlap and gives time for cleaning.
Digital pre‑screening	Send a short questionnaire (symptoms, recent travel) via email or a secure form.	Identifies high‑risk visitors before they arrive.
Key‑drop or lock‑box	Place keys in a lock‑box outside the front door; share the code with the buyer’s agent only.	Eliminates the need for the seller to be present, limiting contact.
Entry protocol	Visitor stays in the car until the agent signals “you may enter”. Hand‑sanitiser station at the doorstep.	Controls flow and ensures sanitisation.
Ventilation	Open windows/doors 10 minutes before the viewing; keep them open during.	Dilutes any airborne virus particles.
Physical distancing	Use 2‑metre floor markers; limit groups to max two adults (no children under 16).	Keeps distance consistent throughout the tour.
Touch‑point cleaning	After each viewing, wipe door handles, light switches, railings with EPA‑approved disinfectant; log the action.	Reduces fomite transmission risk.
Mask policy	Require masks for anyone inside the property when distancing cannot be guaranteed (e.g., narrow stairwells).	Adds a layer of protection, especially in poorly ventilated spaces.
Virtual backup	Offer a live video walkthrough (Zoom, Teams) if the buyer cannot attend in person.	Keeps the transaction moving while respecting health concerns.

Tip for agents: Keep a printable “Viewings Safety Checklist” on hand – it doubles as a professional touchpoint and a legal record of compliance.

4. Buying Property Safely – A Step‑by‑Step Checklist

Research the market – Use MyHome, Daft.ie and the Central Statistics Office (CSO) for up‑to‑date price trends.
Secure financing early – Mortgage pre‑approval (average €318k in 2025) speeds up the process and shows sellers you’re serious.
Choose an estate agent familiar with COVID‑19 protocols – Ask about their lock‑box system and sanitisation logs.
Complete the health pre‑screening questionnaire – Submit to the agent before any viewing is scheduled.
Schedule viewings – Opt for single‑person appointments; request virtual tours for the first impression.
Attend the viewing – Follow the entry protocol, wear a mask if needed, and keep a 2‑metre distance.
Ask for a cleaning record – Verify that the agent has logged sanitisation after each visitor.
Negotiate and make an offer – Use electronic signatures (e‑sign) to avoid paper handling.
Conveyancing – Choose a solicitor who can handle digital document exchange and remote witnessing of signatures.
Final inspection – If possible, schedule a short “hands‑off” walkthrough with a trusted friend or the agent, maintaining the same safety measures.

5. Selling Property Safely – A Step‑by‑Step Checklist

Prepare the home – Declutter, repair minor defects, and consider a professional cleaning service that follows HSE sanitisation guidelines.
Set a realistic price – Reference the latest median asking prices and local price growth (8.1% national YoY in Q1 2025).
Select an agent with a COVID‑safe plan – Verify they use lock‑boxes, have cleaning logs, and can organise virtual tours.
Create a digital brochure – Include floor plans, high‑resolution photos, and a video walkthrough; share via a secure link.
Arrange viewings – Limit to 2‑person groups, no children under 16, and schedule a 15‑minute gap between appointments.
Provide a key‑drop box – Reduces the need for you to be on‑site.
Ventilate before each viewing – Open windows for at least 10 minutes.
Maintain a cleaning record sheet – Log the date, time and disinfectant used for each high‑touch surface.
Offer virtual alternatives – Live video tours for overseas buyers or those with health concerns.
Finalize the sale – Use electronic contracts, arrange a remote “exchange of contracts” meeting, and accept electronic payments (bank transfer, EFT) rather than cash.

6. Legal & Financial Considerations Post‑Pandemic

6.1 Stamp Duty

Residential purchases – 1 % on the first €1 m, 2 % thereafter (unchanged in 2025).
First‑time buyer relief – Up to €400 000 exempt (subject to income caps).

6.2 Mortgage Lending

Higher loan‑to‑value (LTV) ratios are still available for borrowers with strong credit histories, but lenders are cautious after the pandemic‑induced economic shock.
Mortgage approvals rose 7 % YoY in Q1 2025; however, affordability tests now factor in potential income volatility in multinational sectors.

6.3 Conveyancing & Remote Signatures

The Electronic Transactions Act 2023 recognises e‑signatures for property contracts. Most solicitors now use platforms like DocuSign or OneDrive for secure signing.
Electronic witnessing is permissible if the witness is present via video call and can see the signatory’s face and signature.

6.4 Insurance

Buildings insurance should be reviewed to confirm coverage for any COVID‑related disruptions (e.g., delayed completion).
Contents insurance for vacant properties can be taken out for short periods – useful when a home sits empty between offers.

7. Digital Tools Accelerated by the Pandemic

Tool	Primary Use	Benefit
Virtual Tour Platforms (Matterport, EyeSpy360)	3‑D walkthroughs	Allows buyers to explore layout before a physical visit.
Online Valuation Calculators (Daft, MyHome)	Quick price estimates	Reduces the need for early in‑person valuations.
E‑signature Services (DocuSign, Adobe Sign)	Contract signing	Cuts paperwork handling and speeds up exchange of contracts.
Scheduling Software (Calendly, Agent‑specific portals)	Appointment booking with built‑in buffer times	Enforces the 15‑minute gap and reduces double‑booking.
Contact‑Tracing Apps (COCO, HSE Covid Tracker)	Optional health screening	Provides an extra layer of reassurance for agents and sellers.

Adopting these tools not only complies with safety protocols but also enhances the buying experience, making your property journey smoother and more transparent.

8. Outlook: What to Expect in 2025‑2026

Supply will gradually improve – 15,900 apartments under construction (as of Sep 2024) suggest a modest increase in new‑build availability in 2025.
Price growth may moderate – If the projected 5 % inflation holds and no major trade shock occurs, price gains could settle around 3‑4 % YoY.
Hybrid viewings will become the norm – Even after the pandemic, many agents will continue to offer a combination of virtual tours and limited‑capacity physical viewings.
Regulatory stability – The Transitional Protocol is likely to remain the benchmark for health‑and‑safety in the property sector until a formal legislative update is issued.

Conclusion

Buying or selling a home in Ireland today still carries echoes of the pandemic, but the industry has adapted with robust safety protocols, digital innovation and clear government guidance. By following the governmental advice, adopting the safety measures outlined by HSE and the Transitional Protocol, and leveraging virtual tools, you can protect your health while securing the property you want.

Whether you’re a first‑time buyer navigating a tight market, a seasoned investor assessing price trends, or an estate agent aiming to provide a safe, professional service, the steps in this guide will help you move forward with confidence in the post‑COVID Irish property landscape.