Step by step guide for selling a property in Ireland

Selling a property in Ireland in 2026 is a structured process that involves three key professionals: your Estate Agent, your Solicitor, and a BER Assessor. While the market remains competitive, legal and rental reforms (effective March 2026) mean that preparation is more critical than ever to avoid delays.

Below is your step-by-step roadmap to a successful sale.

Phase 1: Pre-Market Preparation

Before you list the property, you must handle the legal and administrative “heavy lifting.”

• Step 1: Instruct a Solicitor Immediately Do not wait for a buyer. If you have a mortgage, your bank holds your Title Deeds. In 2026, it can still take 4 to 8 weeks for a bank to release these to your solicitor. Requesting them early prevents the most common cause of “Sale Agreed” delays.

• Step 2: Get a BER Certificate By law, you cannot advertise a property for sale in Ireland without a valid Building Energy Rating (BER). This certificate (valid for 10 years) rates your home from A to G. Buyers in 2026 are highly energy-conscious due to “Green Mortgage” incentives for homes rated B2 or higher.

• Step 3: Gather Compliance Documents If you’ve added an extension, converted the attic, or changed the windows since buying, you need Certificates of Compliance with planning permission and building regulations.

Phase 2: Listing & Marketing

• Step 4: Choose an Estate Agent Interview at least three agents. Check their PSRA License and ask for their “Advised Market Value” (AMV). Expect to pay a commission of 1% to 2.5% + VAT.

• Step 5: Prepare the House Focus on “Turnkey” appeal. Standard 2026 advice includes decluttering, neutralizing bold colors, and ensuring the “kerb appeal” is high. Professional photography is now a baseline requirement for Daft.ie and MyHome.ie listings.

• Step 6: Viewings & Bidding Your agent will manage viewings. Once bids come in, ensure your agent verifies the Proof of Funds. In 2026, a “cash buyer” is often preferred over a higher “chain buyer” (someone who must sell their own home first) for the sake of speed.

Phase 3: The Legal Transaction (Conveyancing)

• Step 7: Sale Agreed & Booking Deposit Once you accept an offer, the property is “Sale Agreed.” The buyer pays a Booking Deposit (usually €5,000 or 2–3% of the price) to the estate agent.

  Note: This deposit is fully refundable, and the deal is not legally binding until contracts are signed.

• Step 8: The Sales Advice Note The agent sends a “Sales Advice Note” to both solicitors. Your solicitor now drafts the Contract for Sale and sends it to the buyer’s solicitor.

• Step 9: Pre-Contract Enquiries The buyer’s solicitor will ask detailed questions about boundaries, local taxes (LPT and NPPR), and rights of way. Proactive prep in Phase 1 makes this step much faster.

Phase 4: Closing the Sale

• Step 10: Signing & Exchange The buyer signs the contract and pays the remaining 10% deposit. You then “countersign” the contract. The sale is now legally binding.

• Step 11: Completion & Handover On the “Closing Date” (usually 2–4 weeks after signing):

  1. The buyer’s bank transfers the remaining funds.

  2. Your solicitor pays off your mortgage and takes their fee.

  3. You hand the keys to the estate agent for the buyer to collect.

2026 Seller’s Checklist

• [ ] LPT: Ensure Local Property Tax is paid for the current year.

• [ ] NPPR: If the property was a second home (2009–2013), obtain a discharge cert.

• [ ] Utilities: Take meter readings on the morning of the move.

• [ ] Vacant Possession: Ensure the house is completely clear of rubbish/furniture (unless items were specifically included in the contract).