A Look at Typical Commission Rates and Fee Structures Across Ireland’s Major Cities (2025)

Introduction

Selling or letting a property in Ireland inevitably involves paying an estate agent, but the way agents charge can vary dramatically between cities, service models and price bands. In 2025 the market is dominated by two main structures:

  1. Percentage‑based commissions – usually 1 %‑2.5 % of the final sale price plus 23 % VAT.
  2. Fixed‑fee packages – a flat rate (often €999‑€2 500 + VAT) that covers a full suite of marketing services.

Both models can carry additional out‑of‑pocket costs such as professional photography, floor plans, premium advertising and BER certificates. This article breaks down the typical rates you’ll encounter in Ireland’s biggest property hubs – Dublin, Cork, Galway and Limerick – and offers practical advice on how to compare offers, negotiate lower fees and avoid hidden charges.

1. The National Landscape in 2025

1.1 Percentage‑Based Commissions

  • Range: 1 %‑2.5 % of the sale price + 23 % VAT (MoneyGuideIreland, June 2025).
  • Sliding scale: Many agents apply a lower percentage to higher‑value homes (e.g., 1.5 % for properties under €500 k, 1.25 % for €1 m+).
  • Typical sweet spot: 1.5 % for mid‑range houses (≈ €300‑€500 k) – this translates to €4 500‑€7 500 before VAT.

1.2 Fixed‑Fee Packages

  • Flat rates: €999‑€2 500 + VAT (HousePrice.ie, 2025).
  • What’s included: Professional photography, floor plans, listings on Daft.ie/MyHome.ie, brochure design and a dedicated sales officer.
  • Best for: High‑value properties where a percentage fee would exceed €5 000, or sellers who want cost certainty.

1.3 Common Extra Charges

Service Typical Cost (incl. VAT)
Professional photography €200‑€400
3‑D virtual tour / video €300‑€1 000
Floor plan €100‑€200
Premium newspaper or portal advertising €500‑€2 000
BER certificate €150‑€300
Staging (optional) €500‑€2 000

These extras can add €500‑€1 000 to a traditional commission and €300‑€800 to a fixed‑fee package (HousePrice.ie).

2. City‑By‑City Breakdown

2.1 Dublin

  • Average asking price (Q3 2025): €475 000 (Daft.ie).
  • Typical commission: 1.5 %‑2.5 % + VAT. For a €475 k house, a 1.8 % rate equals €8 550 before VAT (€10 540 inc. VAT).
  • Fixed‑fee trend: Growing popularity of “flat‑fee” agencies offering €3 000‑€8 000 (incl. VAT) for full service, especially for premium south‑side properties.
  • Extra costs: Expect higher advertising spend – many Dublin agents allocate €1 000‑€2 000 for premium portal placement and targeted social media campaigns.
  • Letting fees: 8‑10 % of the first month’s rent for tenant‑finding, plus 10 % of monthly rent for full management.

2.2 Cork

  • Average asking price (2025): €320 000.
  • Commission range: 1 %‑1.8 % + VAT. A 1.2 % rate on a €320 k home works out to €3 840 before VAT (€4 730 inc. VAT).
  • Fixed‑fee options: €1 200‑€2 200 (incl. VAT) are common, making them attractive for mid‑range homes.
  • Typical extras: Photography and floor plans are often bundled, but premium newspaper ads can still cost €400‑€800.
  • Letting fees: 7‑9 % of the first month’s rent for tenant placement; 9‑11 % of monthly rent for full management.

2.3 Galway

  • Average asking price (2025): €350 000.
  • Commission: 1.2 %‑2 % + VAT. At 1.5 % the fee is €5 250 before VAT (€6 468 inc. VAT).
  • Fixed‑fee popularity: €1 500‑€2 800 (incl. VAT) for a complete marketing package.
  • Extra charges: Photographic packages are slightly cheaper than Dublin (€150‑€300) but virtual tours can be €500‑€900 due to demand for remote viewings.
  • Letting fees: 8‑10 % of first month’s rent; 9‑11 % of monthly rent for ongoing management.

2.4 Limerick

  • Average asking price (2025): €280 000.
  • Commission: 1 %‑1.6 % + VAT. A 1.3 % fee on a €280 k property equals €3 640 before VAT (€4 487 inc. VAT).
  • Fixed‑fee packages: €1 000‑€1 800 (incl. VAT) are widely advertised, especially by newer “online‑first” agencies.
  • Extra costs: Standard photography is often included; optional staging can add €400‑€1 200.
  • Letting fees: 7‑9 % of first month’s rent for tenant‑finding; 9‑10 % of monthly rent for full management.

3. How to Compare Offers Effectively

  1. Ask for a detailed fee breakdown. Good agents will list commission, VAT, and any optional extras up front.
  2. Check for “no‑sale‑no‑fee” clauses. While rare in Ireland, some agents still offer this protection – it means you only pay if the property sells.
  3. Negotiate the percentage for lower‑priced homes. Agents often have a minimum fee (e.g., €1 500) but will lower the percentage if you can prove a strong market position.
  4. Bundle services. If you need photography, floor plans and a virtual tour, ask whether they can be included in the base fee at a discounted rate.
  5. Verify PSRA licensing. All reputable agents must be registered with the Property Services Regulatory Authority – check the licence number on the agent’s website or the PSRA portal.
  6. Consider the agency’s marketing reach. Dublin agents typically spend more on premium portal placement; Cork and Limerick agents may rely more on local print. Align the marketing spend with your target buyer profile.

4. Hidden Costs to Watch Out For

Hidden Cost Why It Happens How to Avoid
Up‑front advertising deposit Some agents request a cash advance to cover newspaper ads before the sale. Insist that advertising costs be invoiced after the sale, or ask for a detailed estimate.
“Marketing surcharge” on top of commission Extra €300‑€800 added after the sale for “online exposure”. Get a written agreement that all marketing is included in the quoted fee.
Unbundled staging fees Staging can be presented as “optional” but later becomes a prerequisite for viewings. Clarify at the proposal stage whether staging is required and what it costs.
VAT confusion Some agents quote fees “including VAT”, others add it later. Confirm whether the quoted price is VAT‑inclusive or exclusive.
BER certificate cost hidden in admin fees BER may be rolled into a “documentation” charge. Request a separate line item for the BER certificate.

5. Tips for Reducing Your Estate Agent Costs

  • Shop around early. Obtain at least three written proposals before committing.
  • Leverage online agencies. Hybrid models (e.g., Swiftly.ie, Purplebricks‑style) often charge a lower flat fee plus a modest success bonus.
  • Bundle letting and sales. If you own multiple properties, negotiate a portfolio discount.
  • Offer a higher “sell‑fast” incentive. Some agents will lower their commission if you agree to a tighter timeline or provide a realistic price.
  • Do the BER yourself. The certificate is a legal requirement but can be obtained for €150‑€250 without involving the agent.
  • Self‑photograph (if allowed). High‑quality smartphone images can replace a basic photography package, saving €200‑€300.

6. Summary of Typical Fees by City (2025)

City Avg. Sale Price % Commission (incl. VAT) Fixed‑Fee Range (incl. VAT) Typical Extras
Dublin €475 k 1.5 %‑2.5 % → €7 500‑€11 875 €3 000‑€8 000 €1 000‑€2 000 premium ads
Cork €320 k 1 %‑1.8 % → €3 680‑€5 904 €1 200‑€2 200 €500‑€800 ads
Galway €350 k 1.2 %‑2 % → €4 200‑€7 000 €1 500‑€2 800 €500‑€900 virtual tours
Limerick €280 k 1 %‑1.6 % → €2 800‑€4 480 €1 000‑€1 800 €400‑€1 200 staging

All commission figures include 23 % VAT unless otherwise noted.

Conclusion

Understanding the fee landscape across Ireland’s major cities empowers you to choose an estate agent that aligns with your budget and sales objectives. Dublin remains the most expensive market, both in property values and agency marketing spend, while Cork, Galway and Limerick offer more modest commission percentages and a thriving fixed‑fee sector.

Key take‑aways:

  1. Clarify every cost – commission, VAT, and extras must be written into the contract.
  2. Negotiate – percentages are not set in stone, especially for high‑value homes.
  3. Consider fixed‑fee models – they provide cost certainty and can be cheaper for premium properties.
  4. Verify PSRA licensing – a licensed agent guarantees professional standards and consumer protection.

By comparing proposals, asking the right questions, and watching out for hidden charges, you can keep estate‑agent expenses under control while still benefiting from professional marketing and negotiation expertise. Happy selling!