From Market Appraisal to Closing: A Complete Timeline for Irish Home Sellers
Introduction
Selling a home is one of the biggest financial transactions most Irish people will ever make. Yet the process can feel labyrinthine, especially for first‑time sellers. This guide breaks the journey down into a clear timeline, starting with the market appraisal and ending with closing the sale. By following each stage and understanding the associated costs, legal requirements and practical tips, you’ll minimise stress, avoid costly mistakes and maximise your final price.
1. Market Appraisal & Choosing an Estate Agent (Weeks 0‑2)
| Action | Why it matters | Typical cost |
|---|---|---|
| Request free valuations from at least three PSRA‑licensed agents | Provides a realistic price range and reveals which agents know your area best | Free (agents earn commission later) |
| Compare valuations & marketing plans | Identifies consensus price, spotlights unique selling points, and prevents over‑pricing | – |
| Select your agent | A good agent drives viewings, negotiates offers and coordinates the legal process | Commission 1.5‑2.5 % + 23 % VAT of the final sale price |
Tip: Ask each agent for a written marketing strategy (online portals, professional photography, social media, floor‑plans). The most comprehensive plan usually yields the quickest sale.
2. Setting the Asking Price (Week 2)
- Analyse recent sales (last 6 months, similar size, condition, location).
- Adjust for unique features (garden, parking, energy rating).
- Choose a pricing strategy
- Premium – 5‑10 % above market (high demand, rare property).
- Market‑aligned – in line with comparables (most common).
- Competitive – slightly below to spark bidding wars.
Stat: In 2025, properties priced within ± 5 % of the market average sold 30 % faster than those priced higher.
3. Preparing the Property (Weeks 2‑4)
a. Declutter & Depersonalise
- Remove family photos, personal collections and excess furniture.
- Store away valuables and prescription medication.
b. Deep Clean
- Windows, carpets, walls, bathrooms, kitchen appliances.
- Consider a professional cleaning service (£200‑£400).
c. Minor Repairs & Maintenance
- Fix leaky taps, squeaky doors, cracked tiles, broken light fittings.
- Paint high‑traffic walls in neutral tones (£500‑£1,500 depending on size).
d. Staging (Optional but effective)
- Arrange furniture to showcase space and flow.
- Add fresh flowers, subtle scent, and ensure good lighting.
- Studies show staging can lift the final price by 1‑5 %.
e. Energy Rating
- Ensure a valid BER certificate (cost ≈ £150‑£250).
- Highlight any recent improvements (e.g., double glazing) in the listing.
4. Professional Photography & Marketing Materials (Weeks 4‑5)
| Item | Typical cost | Impact |
|---|---|---|
| Professional photos | £200‑£500 (often included in agent fee) | 2‑3× more viewings |
| Virtual tour/video | £300‑£800 | Attracts remote buyers |
| Floor plan | £150‑£300 | Helps buyers visualise layout |
| Property description | Written by agent | SEO‑friendly copy improves portal ranking |
All images should be taken after cleaning, staging and with natural light maximised. Remove cars, bins and garden tools from the frame.
5. Launching the Marketing Campaign (Week 5)
- Online portals – daft.ie, myhome.ie, and the agent’s website.
- Social media – targeted Facebook/Instagram ads, local groups.
- Traditional – “For Sale” sign, window display, local newspaper (if relevant).
- Agent network – internal buyer databases often generate early interest.
Result: In 2025, 70 % of Irish buyers first see a property on an online portal; a strong digital presence is therefore essential.
6. Managing Viewings (Weeks 5‑8)
- Schedule flexibility – evenings and weekends capture the widest audience.
- Agent‑led viewings – best practice; sellers should be absent to let buyers feel at ease.
- 15‑minute tidy‑up before each showing – open curtains, turn on lights, set a pleasant temperature.
- Collect feedback from the agent after each viewing to spot recurring concerns (price, minor repairs, staging).
Common issue: Repeated comments about a particular defect usually indicate a price adjustment or a quick fix is needed.
7. Receiving & Negotiating Offers (Weeks 8‑10)
| Offer element | What to assess |
|---|---|
| Price | Highest? Highest net after costs? |
| Deposit | Larger deposits signal seriousness. |
| Conditions | Subject to sale, survey, finance – fewer conditions = stronger offer. |
| Timeline | Aligns with your moving schedule? |
| Buyer’s position | Mortgage in principle? No onward chain? |
Negotiation tips
- Set a walk‑away price before negotiations begin.
- Let your agent handle all back‑and‑forth – they keep emotions out of the equation.
- If multiple offers arise, request “best and final” bids by a set deadline.
- Remember: “Sale agreed” is not legally binding in Ireland until contracts are exchanged.
8. Legal Process – Conveyancing (Weeks 10‑14)
a. Appoint a Solicitor
- Choose a solicitor experienced in residential conveyancing.
- Typical fee: £1,500‑£2,500 + VAT and out‑lays.
b. Gather Documentation
- Title deeds or updated folio.
- Current mortgage details.
- BER certificate.
- Planning permissions & building control certificates for any extensions or alterations.
- Management company details (if leasehold).
c. Respond to Buyer’s Queries
The buyer’s solicitor will ask about:
- Title and boundaries.
- Planning compliance.
- Outstanding charges.
Prompt responses prevent delays.
d. Contract Exchange
- Both parties sign contracts.
- Buyer pays 10 % deposit (held by solicitor).
- Contracts are exchanged – sale becomes legally binding.
- Closing date (usually 4‑8 weeks later) is confirmed.
9. Pre‑Closing Checklist (Weeks 14‑16)
| Task | Reason |
|---|---|
| Complete agreed repairs | Avoid breach of contract. |
| Remove personal items | Property must be vacant unless sold with tenants. |
| Clean thoroughly | Final inspection will be strict. |
| Arrange utilities | Transfer or cancel gas, electricity, broadband. |
| Leave keys & manuals | Smooth hand‑over for the buyer. |
| Notify Irish Revenue (if applicable) | Capital Gains Tax considerations. |
10. Closing (Completion) (Week 16‑17)
- Balance payment – buyer’s solicitor transfers the remaining purchase price.
- Mortgage payoff – any existing loan is cleared from the proceeds.
- Solicitor deducts fees (agent commission, legal costs, out‑lays).
- Seller receives net proceeds – typically via bank transfer on the day.
- Keys handed over – buyer gains possession.
Typical timeline: Closing usually occurs mid‑morning; funds clear within a few hours once both solicitors have confirmed receipt.
11. Post‑Sale Responsibilities
- Cancel or transfer home insurance.
- Forward mail to new address.
- Keep copies of all contracts, receipts and tax documents for at least six years.
- Capital Gains Tax – usually exempt for a principal private residence, but keep records in case of future queries.
12. Cost Overview (Illustrative Example – €350,000 Sale)
| Expense | Approximate amount |
|---|---|
| Estate agent (2 % + VAT) | €8,610 |
| Solicitor (incl. VAT) | €2,500 |
| BER certificate | €200 |
| Repairs & staging | €1,500 |
| Photography & marketing extras | €300 |
| Moving costs | €1,200 |
| Total | €14,310 (≈ 4.1 % of sale price) |
13. Common Mistakes & How to Avoid Them
| Mistake | Consequence | Prevention |
|---|---|---|
| Over‑pricing | Property sits, price perception falls | Use data‑driven valuations, listen to agent advice |
| Neglecting presentation | Fewer viewings, lower offers | Invest in cleaning, minor repairs, staging |
| Being present at viewings | Buyers feel uncomfortable | Let the agent conduct viewings |
| Ignoring feedback | Missed improvement opportunities | Review feedback objectively, act on recurring points |
| Delaying legal paperwork | Sale may fall through | Provide all documents to solicitor early |
| Rejecting reasonable offers | Market may shift, losing momentum | Evaluate offers against walk‑away price and market data |
Conclusion
Selling a home in Ireland is a multi‑stage journey, but when each step is tackled methodically, the process becomes far less daunting. The essential take‑aways are:
- Choose a reputable, local estate agent and price realistically.
- Prepare the property – clean, declutter, make minor repairs, and stage where possible.
- Market aggressively with professional photography, floor‑plans and a strong online presence.
- Stay flexible with viewings and be ready to act on feedback.
- Trust the professionals – let your agent negotiate and your solicitor handle the legalities.
- Plan financially for commissions, legal fees, and incidental costs to avoid surprises at closing.
Begin by contacting a PSRA‑licensed estate agent in your county for a free valuation. With the right team and a clear timeline, you’ll move from market appraisal to handing over the keys with confidence and the best possible return on your property.