Essential Tips to Impress Buyers During Property Viewings in Ireland

Introduction

In 2025 Ireland’s property market remains fiercely competitive. The Central Statistics Office reported a 7.8 % rise in residential prices over the previous year, with a median house price of €370,000 and a record‑high demand from first‑time buyers (1,531 purchases in June 2025). Yet, the average number of viewings per property has slipped to just 1.5 (Propertymark UK July 2023 data, a trend echoed in Irish agents’ reports).

That means every appointment is a golden opportunity. A well‑prepared viewing can turn a casual look‑around into a firm offer, while a sloppy showing can send a potential buyer walking out and never returning. Below is a step‑by‑step guide, grounded in the latest Irish market statistics, to help sellers and agents make the best possible impression.

1. First Impressions Matter – Curb Appeal & Access

1.1. Tidy the Front Garden

Trim hedges, mow the lawn, and clear pathways. A tidy garden adds perceived value of up to 5 % in buyer surveys (Daft.ie 2025 Home‑Staging Report).
Add a welcoming feature – a fresh welcome mat, a pot of seasonal flowers, or a discreet house number sign.

1.2. Ensure Easy Access

Remove any obstacles from the driveway and front door.
Test that locks open smoothly; a stuck lock creates the first negative impression.

1.3. Light the Way

Replace burnt‑out bulbs and consider adding a soft‑glow lantern by the entrance.
Good lighting signals safety and modernisation.

2. Interior Presentation – The “Staging” Checklist

Area	Action	Why it works
Living Room	Remove personal photos, clear clutter, add a neutral rug	Creates a blank canvas; buyers can picture their own furniture.
Kitchen	Clean appliances, degrease surfaces, display a bowl of fresh fruit	Highlights functionality and freshness; a clean kitchen is a top decision factor (45 % of Irish buyers).
Bedrooms	Make beds, use light bedding, keep window treatments open	Shows space, light, and a restful atmosphere.
Bathrooms	Scrub tiles, replace outdated showerheads, place fresh towels	Signals recent maintenance; bathrooms are a “deal‑breaker” for 30 % of buyers.
Floors	Vacuum, mop, and consider a professional steam clean for carpets	Clean floors instantly raise perceived cleanliness.
Odour	Use subtle citrus or pine diffusers, avoid strong cooking smells	A pleasant scent can increase buyer satisfaction by 7 % (Real Estate Staging Survey, 2025).

2.1. Declutter & Depersonalise

Pack away toys, paperwork, and excess décor.
Store away family photos; neutral walls let buyers imagine their own life.

2.2. Neutral Colours

Fresh coat of matte white or warm greys on walls.
Bold colours can deter 30 % of buyers who prefer a neutral palette.

2.3. Highlight Key Features

If the property has a fireplace, a bay window, or a garden view, arrange furniture to draw attention.
Use a low‑profile rug or a small table to “anchor” the feature.

3. Technical Readiness – Systems & Documentation

3.1. Heating & Energy Efficiency

Ensure the boiler is working; provide the BER (Building Energy Rating) certificate (mandatory for Irish sales).
A BER B or higher can shave 2–3 % off the asking price, while a low rating may deter buyers.

3.2. Plumbing & Electrical

Run taps to check water pressure; fix any drips.
Test all sockets and light switches. Modern buyers expect double‑glazing and updated wiring; outdated systems can lower offers by up to 5 %.

3.3. Documentation Pack

Prepare a “home facts sheet” with:
- BER rating, year of build, recent renovations, utility costs, local amenities, and planning permissions.
Having this ready shows professionalism and speeds up the decision‑making process.

4. Optimising the Viewing Experience

4.1. Timing Is Crucial

Mid‑week, late morning (10 am–12 pm) tends to attract serious buyers who have taken time off work.
Avoid late afternoons on Fridays when buyers are distracted.

4.2. Temperature & Comfort

Set heating to a comfortable 19‑21 °C in winter; open windows for fresh air in summer.
A pleasant temperature can increase the perceived value of the home by 4 % (Irish Homebuyer Survey, 2025).

4.3. Ambient Sound

Play soft, neutral background music (instrumental piano or acoustic).
Avoid loud radio or TV; silence lets buyers focus on the space.

4.4. Guided vs. Self‑Guided Tours

Guided tours allow agents to highlight selling points and answer questions in real time.
For high‑volume days, consider a self‑guided booklet with a floor‑plan and key features, but keep the agent on standby.

4.5. Managing the Flow

Limit the number of concurrent viewings to one group at a time to avoid crowding.
Allow 10‑15 minutes per room; rush creates a stressful atmosphere.

5. Psychological Triggers That Close Deals

Trigger	Practical Application
Scarcity	Mention recent offers or that the property has been on the market for a short time (e.g., “Only three viewings this week”).
Social Proof	Display a small “Neighbourhood Award” plaque or a testimonial from a recent buyer.
Future Vision	Set the dining table with a stylish centerpiece to help buyers imagine entertaining.
Ease of Move‑In	Have a “ready‑to‑move‑in” checklist (e.g., utilities already transferred, clean carpets).
Financial Transparency	Show recent utility bills and council tax receipts to reassure buyers about running costs.

6. The Role of the Estate Agent

6.1. Pre‑Viewing Preparation

Conduct a pre‑showing inspection and provide the seller with a quick‑fix list (e.g., replace a cracked tile, tighten loose door handles).
Supply the agent with a property fact sheet and high‑resolution photos for online listings.

6.2. During the Viewing

Arrive 10 minutes early to double‑check lighting, temperature, and any last‑minute tidying.
Greet buyers warmly, introduce yourself, and ask a brief opening question (“What’s most important to you in a home?”) to tailor the tour.

6.3. Post‑Viewing Follow‑Up

Send a personalised email within 24 hours, highlighting the buyer’s expressed interests and attaching the fact sheet.
Offer to arrange a second viewing at a convenient time – statistics show that 30 % of sales result from a second visit.

7. Data‑Driven Insights for 2025

Metric (2025)	Insight
Median house price	€370,000 (CSO) – indicates buyers have a higher price ceiling, but also higher expectations for presentation.
Average viewings per property	1.5 (Propertymark UK, July 2023) – each viewing is high‑value; invest in staging.
First‑time buyer purchases	1,531 in June 2025 – this cohort values transparency and energy efficiency.
BER impact	Properties with BER B or above sell on average 2–3 % faster (Daft.ie).
Lighting importance	68 % of buyers cite natural light as a top factor (Irish Homebuyer Survey).

These figures underline why a well‑executed viewing can be the decisive factor in a market where buyers are selective and viewings are scarce.

8. Quick‑Reference Checklist for Sellers

✅ Item	✔️ Done?
Front garden trimmed & clean
External lights working
Interior decluttered & depersonalised
Neutral paint refreshed
Kitchen appliances spotless
Bathrooms sparkling, fresh towels displayed
All lights bright, bulbs replaced
Heating set to 20 °C (winter) / windows open (summer)
BER certificate ready
Utility bills & council tax copies prepared
Property fact sheet printed & digital
Agent briefed on key selling points
Schedule viewings mid‑week, 10 am–12 pm
Follow‑up email template ready

Conclusion

In 2025’s tight Irish property market, every viewing counts. By combining solid curb appeal, thoughtful staging, technical readiness, and a buyer‑focused experience, sellers can dramatically increase the odds of turning a single viewing into a firm offer. Remember: the statistics show only 1.5 viewings per property, so make each one unforgettable. With the right preparation and a professional agent by your side, you’ll not only impress potential buyers—you’ll also position your home to command the best possible price in today’s competitive market.