Buying a home in Ireland.

Before any offer, before any application, the work is informational. You are figuring out what you can plausibly spend, where you might want to live, what the local market looks like at that price point, and what statutory supports might apply to you. The Property Price Register, run by the Property Services Regulatory Authority, publishes every residential sale price in the State. The SEAI BER register publishes the energy rating for any property that has had one issued. CSO data covers rents, prices, and area demographics. Bopperty consolidates these into area reports at the Eircode-district level, giving you a working frame for comparing areas; treat the report as a starting point and confirm anything that matters to you against the primary sources and on the ground. This stage takes weeks to months. There is no application to make, no decision being rendered. You are building the map you will navigate from.

Once you have a sense of price range, you move in parallel on two tracks. The mortgage track means engaging with a lender or broker, gathering payslips, bank statements, and proof of savings, and applying for approval in principle (AIP). The legal track means identifying a solicitor you will instruct when you go sale agreed. You do not need a signed engagement with the solicitor yet, but having one identified saves several days at the point you need them. Both tracks typically take several weeks the first time, longer if your situation is non-standard.

With AIP in hand and a solicitor identified, you can view properties seriously. Estate agents act for the seller, so they are not your adviser. Viewing well is a skill. You are looking for structural issues, energy performance, the realistic cost of bringing the property to the standard you want, and whether the asking price is in line with the Property Price Register data for comparable recent sales nearby. Take notes. Photograph what you can. Return for a second viewing in different weather and at different times of day before you bid seriously.

Before submitting an offer, confirm your bid range against your AIP amount, your deposit, and the full set of purchase costs from Section 2.2. Confirm that your AIP is still live and that any conditions on it (employment status, savings level) have not changed. If you are using a statutory support scheme such as Help to Buy or the First Home Scheme, confirm your application status and the current eligibility of the property.

When the seller accepts your offer, the property goes "sale agreed." You pay a booking deposit to the estate agent, typically refundable, and the seller's solicitor issues contracts to your solicitor. Sale agreed is not a binding contract. Either side can walk away until contracts are signed. In many straightforward Irish residential sales, the window from sale agreed to contracts signed runs around four to six weeks. This is a working norm, not a guarantee; complications in title, slow responses, or survey issues can extend the timeline materially.

Your solicitor reviews the contract, raises pre-contract enquiries, conducts searches, and reviews title. You provide your share of the deposit, typically around 10 percent of the purchase price minus the booking deposit. When both sides have signed, contracts are exchanged. From this point, you are legally committed. The agreed closing date is set in the contract, usually two to six weeks after signing.

Between contracts and closing, your solicitor coordinates with the lender for mortgage drawdown, gives final undertakings, and requests final statements. You arrange home insurance from the date of contract signing, not from closing. On closing day, the balance funds transfer, the keys release, and the property is yours. Your solicitor registers the title with the Land Registry afterwards.

The Central Bank of Ireland sets loan-to-value (LTV) caps on residential mortgage lending. These caps mean every buyer must contribute a minimum deposit from their own resources before the lender will fund the rest. The cap differs between two main categories of borrower:

• Owner-occupier purchasers (covering both first-time buyers and second and subsequent buyers), who under the current regime face the same LTV cap and therefore the same minimum deposit requirement.
• Buy-to-let borrowers, who face a materially tighter cap and therefore a larger minimum deposit.

A separate loan-to-income rule, described in Section 3.2, additionally treats first-time buyers more generously than movers on income multiple, even though their LTV caps are currently aligned.

The specific percentages have been amended more than once since the rules were introduced in 2015. As a working assumption for current planning, an owner-occupier should expect to need at least a 10 percent deposit, and a buy-to-let buyer should expect to need around 30 percent. Confirm the rates in force when you apply by checking the Central Bank's Mortgage Measures page.

The deposit must come from accepted sources. Lenders treat regular savings, lump-sum gifts from immediate family (with a signed gift letter), and proceeds from sale of an existing property as standard. They do not accept loans, credit-card advances, or undocumented cash. Most lenders want to see at least six months of evidenced savings or rent-paying history at a level consistent with the proposed mortgage repayment. This is called rental and savings track record, and it is a separate test from raw deposit size.

If you are using the Help to Buy scheme, the refund can form part of your deposit. If you are using the First Home Scheme, its equity share reduces the mortgage you need but does not change the minimum deposit you must contribute. Both are covered in Section 2.3.

A full closing budget includes the deposit and the items below. Treat the indicative figures as working estimates. Get quotes from the specific professionals you instruct and confirm tax rates against Revenue at the time of purchase.

Stamp duty. A Revenue-administered tax payable by the buyer on residential property purchases. Rates are progressive: a base rate applies to most ordinary residential transactions, with higher rates on higher-value transactions and a separate higher rate on bulk purchases by investors. The base rate is the one most owner-occupier buyers encounter. Current rates and band thresholds are published by Revenue and can change with each annual Finance Act. There is no first-time-buyer relief in the current regime. Your solicitor calculates the exact amount and pays it to Revenue from your funds at closing.

Legal fees. Solicitor fees for residential conveyancing typically fall in a range of low thousands of euro plus VAT and outlays. Outlays cover searches, Land Registry fees, and similar third-party costs. Ask for a written fee quote at engagement that breaks out the professional fee, VAT, and estimated outlays.

Survey or engineer's report. Inspection costs vary materially with the property's type, age, size, and condition. A straightforward second-hand suburban home sits at one end of the range; an older period property or anything with potential structural concerns sits well above. Get written quotes from two or three qualified surveyors before instructing. For new builds, the appropriate level of pre-purchase inspection depends on what structural defects cover and developer guarantees are in place, which is a question for your solicitor before closing. See Section 4.3 for the difference between a building survey and an engineer's report.

Valuation fee. Your lender requires an independent valuation, typically arranged by the lender but paid by you. Lender valuation fees are typically in the low hundreds of euro as of 2026; confirm the current fee with your specific lender at the point of application.

BER cost. If the property does not have a valid BER certificate, the seller is responsible for arranging one before sale. The cost is similar to a valuation fee.

Moving and setup. Removal van, packing, deep clean, basic furnishing, white goods if not included. Plan for a few thousand euro depending on distance moved and starting position.

Insurance. Buildings insurance is required from the date of contract signing. Annual premium for a standard home runs into a few hundred euro. Contents insurance is separate and optional but advisable.

First-year reserve. Maintenance, unexpected repairs, the boiler service, the chimney sweep. Plan for at least 1 percent of property value per year as an ongoing maintenance budget, more for older properties.

Total ancillary costs on a mid-priced suburban purchase typically run to the low five figures in addition to the deposit. Your specific numbers depend on the property, the solicitor, and the survey scope. Build a working budget and ask each professional you engage for a written quote.

A number of State supports may be available to buyers in particular circumstances. Each has its own eligibility conditions, limits, application process and administering body. Some supports can be combined, while others cannot. The principal schemes include:

Help to Buy (HTB). A Revenue-administered refund of income tax and DIRT paid in earlier years, intended to help eligible first-time buyers with the deposit for a qualifying new home or self-build. It does not apply to second-hand homes. The relief limit, property-value ceiling, eligibility conditions and scheme end date can change. Check Revenue's current Help to Buy rules before including the relief in your budget.

First Home Scheme (FHS). A Government-supported shared-equity scheme operated by First Home Scheme Ireland DAC and funded by the State and participating mortgage lenders. Subject to its rules, it can support eligible first-time and Fresh Start buyers purchasing a qualifying new-build home, undertaking a qualifying self-build or making certain tenant home purchases. The FHS contributes part of the purchase price or build cost in return for a percentage equity share, reducing the mortgage funding required. A service charge may apply after an initial service-charge-free period. The amount required to redeem the equity share is generally calculated by reference to the percentage share and the property's current value, subject to the applicable scheme rules and any accrued service charges. Property-price ceilings vary by area.

Starter Home Purchase Scheme. Formerly called the Local Authority Affordable Purchase Scheme, this scheme makes qualifying new homes available through participating local authorities and the Land Development Agency at reduced purchase prices. The relevant public body retains an equity share representing its contribution. Availability, prices, eligibility requirements, application windows and allocation rules are scheme- and property-specific.

Vacant Property Refurbishment Grant. A grant towards refurbishing a qualifying vacant or derelict property to live in or rent out, administered by local authorities. A higher amount may be available where the property is confirmed as derelict. Conditions concerning vacancy, property age, qualifying works and the application process apply; check the current terms on gov.ie and with the relevant local authority.

Local Authority Home Loan. A Government-backed mortgage provided through local authorities to eligible first-time and Fresh Start buyers who cannot obtain sufficient mortgage finance from regulated lenders. It may be used to purchase a qualifying new or second-hand home or for a qualifying self-build. Current income limits, property-value limits, interest rates and application requirements are published by the Local Authority Home Loan scheme.

Specific circumstances. Other supports may be available in narrower circumstances, including the Local Authority Purchase and Renovation Loan, the Ready to Build Scheme and certain tenant-purchase or locally operated schemes. Availability depends on the applicant, the property, the relevant local authority and whether a particular scheme is open.

State schemes may help with the cost of buying or refurbishing a home, but Bopperty does not determine eligibility. See the supports directory for selected schemes and official links.

Approval in principle (AIP) is a written indication from a lender of the maximum mortgage they are willing to provide you, based on the financial information you have submitted. It is not a binding offer. It is not a guarantee. It does, however, signal to estate agents and sellers that you are a credible buyer.

What lenders typically require to issue AIP:

• Several months of payslips for each applicant.
• Several months of current account statements and savings account statements.
• Most recent P60 or Employment Detail Summary.
• Photo ID and proof of address.
• Evidence of any existing debt commitments (loan agreements, credit card balances).
• For self-employed applicants: typically two to three years of certified accounts.

AIP turnaround varies by lender, by individual circumstance, and by how complete the initial submission is. Expect at least a few weeks from full submission. AIPs are typically valid for a few months and may be renewable, sometimes requiring fresh documentation. Confirm your lender's current process at the outset so you know how long the approval is good for and what triggers a fresh underwrite.

What can change between AIP and drawdown:

• A change in employment status (new job, end of probation, redundancy, switch to self-employment).
• A material change in income (loss of bonus, change in commission structure).
• Taking on new debt (car finance, personal loans, large credit card balances).
• A change in savings position (large unexplained withdrawals).
• Interest rate movements changing affordability calculations.

If any of these happen between AIP and drawdown, tell your broker or lender immediately. Concealing a change and having it surface at drawdown is the most common cause of a deal collapsing late.

The Central Bank of Ireland operates two rules that constrain residential mortgage lending across all regulated lenders in the State.

Loan-to-income (LTI) limit. A cap on how much you can borrow as a multiple of gross annual income. First-time buyers face a more generous multiple than second and subsequent buyers. Buy-to-let borrowers are not directly subject to the LTI rule; lender-specific affordability tests apply instead.

Loan-to-value (LTV) limit. A cap on how much of the property's value you can borrow, with the remainder coming from your deposit. The LTV cap is most generous for owner-occupier purchases and tightest for buy-to-let. The current LTV and LTI percentages, and any difference between first-time and subsequent buyers, are published on the Central Bank's Mortgage Measures page. The rules have been amended more than once since they were introduced in 2015, so older guides may describe a different regime.

Allowances above the limits. Lenders are permitted to issue a proportion of their lending above the standard caps each year. The proportion differs between owner-occupier and buy-to-let lending. Allowances are issued at the lender's discretion as part of underwriting; you cannot apply for one directly. Lenders typically use them for higher-earning applicants whose income trajectory justifies a higher LTI multiple, or for borderline LTV cases.

Bridging finance carve-out. The Central Bank introduced a targeted exemption from the LTI limit for certain short-term principal-home bridging loans, recognising that repayment of a bridging loan comes from the sale of an existing property rather than from regular income. The LTV limit continues to apply. See Section 8.1 for what this means in practice.

Affordability test. Separate from LTI, lenders run a stressed repayment calculation, modelling repayments at a rate above current product rates to confirm the household can sustain payments under reasonable interest-rate scenarios. The exact stress assumption varies by lender.

Switchers. Mortgage switchers (those moving an existing mortgage to a different lender on the same property, for the outstanding balance) are subject to specific carve-outs from some of the rules. The exact position varies depending on whether the switch is a straight balance transfer, a top-up, or an equity release. Confirm your specific position with your lender or broker.

Joint income aggregates for the LTI test, so two applicants combine their incomes for the underlying multiple.

The market currently includes several Irish-domiciled and EU-passported lenders. What varies between them:

Rate. Fixed rates (commonly available across a range of terms from short to long) versus variable rates. Some lenders offer green rates for properties with high BER ratings, with the threshold varying by lender. The rate matters in cash terms over the life of the loan; small differences compound.

LTV bands. Some lenders price their rates by LTV band: a lower-LTV mortgage gets a lower rate than a higher-LTV mortgage. As you build equity through repayment or rising prices, you may be able to switch to a lower-LTV band with the same lender or refinance with another.

AIP duration and renewability. Some lenders issue shorter AIPs, some longer. Some require fresh documentation for renewal; some run a lighter touch process.

Underwriting style. Some lenders apply a more conservative interpretation of income (excluding bonuses or overtime); some take a more inclusive view. This matters for applicants whose income is not pure salary.

Process and service. Speed of underwriting, responsiveness on queries, ease of online portal, willingness to coordinate with brokers and solicitors. These are quality differences that affect how the next few months feel.

Switching incentives. Most Irish lenders pay a cash contribution to legal costs on switching mortgages. This matters later if you refinance; less relevant for first-time buyers initially. Compare current switcher offers at the time you switch.

A mortgage broker can compare multiple lenders for you in a single process. Brokers are typically paid commission by the lender, so the service is usually free at point of use to the borrower. Confirm the fee structure in writing before engaging. The Competition and Consumer Protection Commission (CCPC) maintains a register of authorised credit intermediaries.

Between contract signing and drawdown, the lender issues a formal mortgage offer letter. This is the binding commercial offer; AIP was not. The offer letter sets out the loan amount, the interest rate, the term, and the conditions precedent that must be satisfied before funds release.

Common conditions precedent:

• Valid life cover assigned to the lender for the loan amount and term. Some lenders accept the assignment of an existing policy; some require a new policy.
• Buildings insurance in place from contract date with the lender noted as interested party.
• Solicitor's certificate of title confirming good marketable title.
• For new builds: structural defects insurance (Homebond or similar) and BER certificate.
• For self-builds: stage-payment schedule and stage-completion certificates from a registered architect or engineer.
• Final confirmation of employment status and income, sometimes via fresh payslips dated close to drawdown.

Your solicitor coordinates drawdown with the lender. The funds typically transfer to the solicitor's client account on the morning of closing, and the solicitor pays the seller's solicitor at completion. The window from offer letter to drawdown is typically a few weeks, depending on conditions outstanding and complexity.

If your AIP has lapsed by the time you are ready to draw down, your file goes through a credit refresh. This is not always a routine renewal. It can result in a lower offer if income or savings have weakened, or in a withdrawal if anything material has changed.

Structural signals.

External: cracking in render or brickwork, particularly diagonal cracks above doors or windows. Settlement cracks are usually superficial; structural cracks are wider and may be accompanied by displacement of brickwork. Check the line of the roof. A sag indicates a structural issue with the roof timbers. Check that downpipes terminate properly into drains, not against the wall.

Internal: damp patches on walls or ceilings, especially in corners, behind furniture, and around windows. A musty smell can indicate persistent damp not currently visible. Check the ceilings of bathrooms and kitchens for staining suggesting historic leaks. Walk every floor. Significant slope or springiness indicates an issue with floor structure. Check that windows open and close properly. Doors and windows that stick may indicate settlement.

Roof: ask whether the roof has been replaced or repaired and when. Check for missing or slipped tiles from outside. In the attic, look at the underside of the roof: insulation level, evidence of leaks, condition of timbers, ventilation.

Energy and heating.

Confirm the heating system: gas boiler, oil boiler, heat pump, electric, solid fuel. Ask the age of the boiler. Boilers eventually need replacement; an older boiler is a near-term cost to plan for. Check the radiators for cold spots indicating sludge in the system. Look at the insulation in the attic and ask about wall insulation; current Building Regulations standards apply only to new builds and to certain major renovations, and older homes are typically well below current standards.

Confirm the BER rating from the certificate. A high BER (A or B) is typical for new builds and properties recently retrofitted. A mid-range BER (C or D) is typical for properties built in recent decades that have had some upgrade work. A low BER (E, F, or G) indicates poor energy performance and material running costs. The BER report includes a recommended upgrade list with indicative costs; treat those costs as orders of magnitude, not contractor quotes.

Outdoor space and boundaries.

Walk the boundaries. Confirm where they are with the seller's solicitor at contract stage. Disputes about boundary position are among the most common post-purchase issues. Note any encroachments: a neighbour's shed crossing the boundary, a fence in the wrong place, a tree overhanging.

For apartments, check the common areas: stairwells, parking, bin stores. Their condition reflects the active management of the management company.

Neighbours and noise.

Visit at different times of day. A property next to a school will be quieter at weekends and louder at school start and finish. A property near a pub will be different on Saturday night. Listen for road noise, train lines, flight paths. Look at the neighbouring properties: well-maintained gardens, on-street parking patterns, evidence of conversions.

Ask the agent what they know about the neighbours. Their answer, and what they decline to answer, is informative.

The Building Energy Rating (BER) is a measure of the energy performance of a building, expressed on a scale from A1 (most efficient) to G (least efficient). It is mandatory to have a valid BER certificate before offering a property for sale or rent.

The BER is calculated by an SEAI-registered assessor using a standard methodology that accounts for the building fabric (walls, roof, windows, floor), the heating system, ventilation, and any renewable energy installations. It is independent of how the current occupants actually use the property: it measures the building, not the behaviour.

A BER certificate is valid for a number of years from the date of assessment unless material works are carried out that would change the rating. SEAI publishes the current validity period and the methodology.

Provisional BER: new builds may be sold off-plan with a provisional BER, an estimated rating based on design specifications. The provisional BER is replaced with a final BER after construction is complete. The final BER should match the provisional closely; significant deviation suggests the build did not meet the design specifications.

Verification: any BER certificate can be looked up on the SEAI National BER Register using the building's MPRN or BER number. Confirm that the certificate the seller provides matches the entry on the register. Discrepancies should be queried with the seller's solicitor.

A poor BER does not mean a bad property. It does mean predictable upgrade costs to bring energy performance up. The BER advisory report estimates what those upgrades would cost.

There are two main types of pre-purchase inspection in Ireland.

Building survey.

Conducted by a qualified building surveyor, typically chartered through the Society of Chartered Surveyors Ireland (SCSI). The survey examines the visible parts of the property: roof, walls, floors, services, joinery, drainage. It identifies defects, both cosmetic and structural, and gives an indication of severity. A standard building survey takes a few hours on site and produces a written report within a week or two. Get a written quote at instruction.

Engineer's report.

Conducted by a chartered structural or civil engineer. Goes deeper than a building survey on structural matters: foundations, load-bearing walls, roof structure, evidence of subsidence or settlement. Recommended when the building survey identifies a potential structural concern, when the property is older than around a century, when there are visible structural issues, or when the property has been substantially extended or altered. Engineer's reports cost more than building surveys.

When to instruct each.

New builds: pre-purchase inspection requirements depend on what structural defects cover and developer guarantees apply to the property. A snag list inspection before closing is common, but your solicitor should confirm what is needed in your specific case.

Standard second-hand property in good condition: a building survey is the typical baseline.

Older property, property with visible cracking or damp, property that has been extended or altered, property where the buyer has any specific concern: an engineer's report in addition to or in place of the building survey.

Reading the report.

Survey reports use grading systems to flag the severity of issues. Confirm with the surveyor which grading scheme they use and what each grade means. Typical schemes have three categories: no action required, requires attention within a defined timeframe, urgent or material concern. Material concerns can be grounds to renegotiate the price or to walk away. Discuss findings with the surveyor on the phone, not just in writing. Their opinion on which issues matter and which are routine is more useful than a list.

A survey is information for the buyer. It is not shared with the seller's solicitor unless you choose to provide it as part of a renegotiation.

The public datasets most useful for area comparison:

Property Price Register (PPR). Maintained by the Property Services Regulatory Authority. Records every residential property sale in Ireland since 2010, with address, date, and price. The PPR is the authoritative source for what properties actually sell for, as distinct from asking prices on listing portals. The PPR does not show property attributes (size, condition, BER), so a given sale price could be a small unrenovated cottage or a large modernised home.

SEAI BER register. Energy ratings for properties that have had a BER issued. Useful for understanding the typical energy performance of stock in an area.

Department of Education data. School enrolment, capacity, and admission policies. Schools that are oversubscribed apply admission rules that typically favour catchment proximity, sibling enrolment, or denominational criteria. Confirm a specific school's admission policy with the school itself, not from third-party sources.

Public transport coverage. National Transport Authority (NTA) data on bus, rail, Luas, and DART services. The journey-time calculation from a property to your typical destinations is more informative than the headline "near public transport" claim in a listing.

Pobal HP Deprivation Index. A composite index of relative affluence and deprivation by small area, updated after each census. Useful for understanding the demographic context of an area.

Crime statistics. CSO crime data by Garda division. Note that division boundaries do not match local authority or postcode boundaries, so cross-mapping requires care.

Planning portal. Each local authority publishes planning applications and decisions. A search of the planning portal for a property's address and surrounding streets reveals what is approved, what is under appeal, and what has been refused. Material planned developments (new estates, road realignments, school extensions) can change the character of an area materially.

Bopperty consolidates these datasets into area reports at the Eircode-district level, summarising sale prices, energy stock profile, transport accessibility, school capacity, and planning activity for the district as a whole. The report gives you a structured frame for comparing one area against another without having to assemble each dataset yourself. It is not a substitute for visiting in person, for property-specific due diligence, or for the underlying primary sources. Confirm the specific claims that matter for your situation with the relevant source and with the qualified professionals you engage.

Private treaty is a negotiated sale. The estate agent invites offers, communicates them between the parties, and the price is agreed by mutual acceptance rather than by competitive bidding at a fixed moment. There is no reserve price, no fall of the gavel.

Critically, offers in a private treaty sale are not legally binding. Either side can withdraw at any point up to the moment contracts are exchanged. This applies to:

• Your offer, after the seller has accepted it.
• The seller's acceptance, after you have offered.
• The "sale agreed" status reflected on the listing.

What does this mean in practice? Until contracts are signed, you can be gazumped: the seller can accept a higher offer from another buyer, even after they have accepted yours and even after you have paid a booking deposit. The booking deposit is refundable in this case. You can equivalently walk away: change your mind, fail to secure mortgage drawdown, fail to satisfy yourself on the survey.

Auctions exist in Ireland but are uncommon for owner-occupied stock. They are more common for receiver sales and certain investment properties. Auction sales are binding at the fall of the hammer: the contract and deposit are signed on the spot, with no surveys or financing contingencies. If you are bidding at auction, the entire due diligence sequence happens before the auction, not after.

The estate agent communicates offers to the seller. You can submit an offer by phone, by email, in person at a viewing, or, increasingly, through an online bidding platform that some agents operate. The agent typically confirms in writing.

Setting an opening offer.

Look at the Property Price Register for comparable recent sales in the immediate area: same property type, similar size, recent date. The asking price is the seller's wishful starting point. Comparable sales are the realistic anchor. In a soft market, opening offers below asking are routine. In a tight market for in-demand stock, opening at or near asking is common.

Factor in any work you have identified that the property needs. A given asking price on a property that needs significant immediate work is not the same offer as the same price on a fully renovated equivalent.

Factor in your own ceiling: the maximum you can spend including all ancillary costs and a reasonable buffer.

Counter-offers.

The seller can accept, reject, or counter your offer. Most negotiations move through several rounds. The agent's role is to maximise the seller's outcome, so treat any "this is the seller's best price" comment as a negotiating position rather than a closed door. Where multiple bidders are competing, focus on your own ceiling rather than on second-guessing rival bids.

When to walk away.

If the negotiation runs above your ceiling, walk away. Do this clearly: tell the agent you are out at this price level, and ask them to come back to you if the situation changes. Walking away is a routine outcome and not a reflection on you. Coming back when a deal falls through (sale agreed reverting to "for sale") happens regularly.

The estate agent.

The estate agent is engaged by and paid by the seller, typically as a percentage of the sale price plus VAT and outlays. They act for the seller. They are bound by the Property Services Regulatory Authority's code of practice, which includes obligations to be honest in their dealings, but their commercial loyalty is to the seller. They are not your adviser. Do not share information with the agent that you do not want the seller to have: your maximum price, your timing pressure, your reasons for buying.

When the seller accepts your offer, the property is marked "sale agreed." The agent issues a sales advice note to both solicitors. The note records the agreed price, the parties, the agent's details, and any conditions of sale (whether the price includes specific contents, whether the sale is subject to specific timing).

The booking deposit.

You pay a booking deposit to the estate agent, typically a few thousand euro, sometimes more for higher-value properties. The booking deposit is fully refundable until contracts are signed. If the deal falls through for any reason, the deposit comes back to you. It is held by the agent on stakeholder basis, not transferred to the seller.

Issuing of contracts.

The seller's solicitor drafts the contract for sale and sends it, with title documents, to your solicitor. This typically happens within one to three weeks of sale agreed, sometimes faster, sometimes slower depending on the seller's solicitor and the complexity of the title.

Your solicitor's role from this point.

From sale agreed forward, your solicitor takes the lead on the legal process. They review the contract, raise pre-contract enquiries with the seller's solicitor, conduct searches, advise you on issues that arise, negotiate amendments, and ultimately recommend whether to sign. Section 6 covers this in detail.

Timing.

In many straightforward residential sales, the window from sale agreed to contract signing runs around four to six weeks, and the full window from sale agreed to closing around six to twelve weeks. These are rules of thumb, not guarantees. Delays are common. Causes include complications uncovered in title investigation, slow responses from the seller's solicitor, mortgage offer letter not issued on time, life cover or insurance not in place, and survey issues prompting renegotiation. Building in a realistic buffer is sensible. If you need to be out of your current home by a fixed date, do not assume the closing date in the contract will hold without contingency.

Any practising Irish solicitor can handle residential conveyancing, but experience and focus vary widely. Things that matter:

Residential conveyancing experience. A firm or practitioner who handles dozens of residential transactions a year will move faster and spot issues earlier than one who handles a handful alongside other practice areas.

Fee transparency. Get a written quote that breaks out the solicitor's professional fee, VAT, and outlays (third-party costs like searches and Land Registry fees). A flat-fee quote with all-in costs is easier to compare than an hourly rate with estimated time.

Communication style. You will be in correspondence with this solicitor for several months. Confirm that they will give you a named contact, that they respond to emails within a few working days, and that they are willing to explain issues to you in plain English.

Geography. Your solicitor does not need to be local to the property. They may need to be reasonably accessible to you, because you will typically need to attend their office in person to sign documents at key points. Most other parts of conveyancing run by email and post.

Verification. The Law Society of Ireland maintains a public register of practising solicitors and firms. Confirm any solicitor you instruct is on the register and that their practising certificate is current. The Law Society also publishes findings of any past disciplinary action.

It is sensible to get a written quote and identify a solicitor before you go sale agreed, so you can instruct them quickly once you have an offer accepted. Formal engagement and the work itself typically begins at that point.

Conveyancing is the legal process of transferring ownership of property. It is not something you can do yourself or skip; it is the work of a qualified solicitor whose role is to investigate the title, review and amend the contract, surface risks for your decision, coordinate with the lender, complete the transfer of ownership on closing day, and register the new ownership and the mortgage afterwards. The specific tasks at each stage, the searches and enquiries undertaken, the certifications given to the lender, and the post-closing registration are within your solicitor's professional remit. Ask them to walk you through their sequence at engagement so you know what to expect and at which points your involvement (signing, providing funds, providing documents) is required.

What you can usefully understand at a high level:

• Before contracts, the solicitor investigates the title and surfaces any issues with the property.
• At contract signing, you provide the balance of the deposit and the contract becomes binding once both sides have exchanged.
• Between contracts and closing, the solicitor coordinates with the lender for drawdown and prepares for the transfer of ownership.
• On closing day, funds transfer between the solicitors and the keys release to you.
• After closing, the solicitor handles registration of your ownership and lodgement of the mortgage with the Land Registry.

The legal process exists to surface and resolve issues before money changes hands. Common issues that arise:

Title defects. Missing documents in the title chain. Unclear boundaries. Rights of way over the property that were not disclosed. Restrictive covenants limiting use. These are typically resolvable through additional documentation or indemnity insurance, but they take time and sometimes affect price.

Planning irregularities. Extensions, conversions, or attic conversions that were carried out without planning permission or that were not built in accordance with the granted permission. The buyer's solicitor will want either valid planning permission for all material works, evidence that the works are within the exempted development thresholds (no planning required), or retention permission (a retroactive grant). Some non-compliant works can be resolved with a Certificate of Exemption from a chartered building surveyor or engineer; others require an application for retention permission, which can take many months and is not guaranteed.

Boundary disputes. Disagreements with neighbours about the position of the boundary, ownership of a wall or fence, rights to maintain a structure. Surfacing as a dispute during conveyancing is preferable to inheriting it post-purchase. A boundary dispute can stop a sale.

Retention permission gaps. A specific case of a planning irregularity, where works have been done without permission and either retention has not been applied for or has been refused. The buyer's solicitor will want resolution before contracts.

Management company issues for apartments. Apartments are typically held under a leasehold or commonhold arrangement with a management company that owns the common parts. Issues that arise: management company is not in good standing with the Companies Registration Office, service charge arrears, sinking fund inadequate for known upcoming works, ongoing litigation involving the management company, ownership disputes among unit holders, fire safety certificate issues. The buyer's solicitor will request the management company's accounts, the sinking fund balance, the schedule of upcoming works, and confirmation that all service charges are paid up.

Defective construction materials. In specific geographic areas of Ireland, defective concrete blocks (pyrite, mica) have caused structural issues in properties built within a defined period. State remediation schemes have been put in place for affected areas; the testing protocol and scheme parameters are published by the Department of Housing. If the property might be in an affected area, the survey should include or trigger appropriate testing. Discuss with your solicitor and surveyor.

Estate not in charge. New estates where the local authority has not yet taken the public areas (roads, footpaths, public open space) "in charge." This means the local authority is not yet maintaining them, and the developer or a residents' company is. Confirming the in-charge status matters for ongoing maintenance liability.

When issues arise, your solicitor advises on the options: resolution before contracts (typical), conditional contract subject to resolution, price renegotiation, walk away. The decision is yours; the solicitor's role is to make sure you understand the risk you are taking on if you proceed.

The contract for sale is the document that, when signed by both parties and exchanged, creates the binding agreement.

Typical contents.

• The parties: buyer and seller, with addresses.
• The property: legal description, folio number (if registered), address.
• The price: total consideration, including how the deposit and balance are paid.
• The closing date: agreed completion date.
• Special conditions: any specific arrangements (contents included, restrictions, deferred completion, and so on).
• General conditions: the standard Law Society General Conditions of Sale, which apply unless varied by the special conditions.
• Title documents: the underlying title that is being transferred.

What can be negotiated.

The price has typically been agreed before contracts are issued. What is still in negotiation at contract stage:

• Closing date.
• Whether specific contents are included (white goods, fixtures, garden equipment).
• Specific representations the seller is being asked to make.
• Conditions precedent (for example, resolution of a planning issue before closing).
• Apportionment of management company charges and Local Property Tax.
• Whether the sale is subject to specific events (for example, seller securing onward purchase).

When to sign and when not to.

Sign only when your solicitor advises that the contract is in acceptable form, the title has been investigated to their satisfaction, the mortgage offer letter is in hand, the deposit funds are ready, and any conditions you need (planning resolution, retention permission, management company clarification) are either resolved or included in the contract as conditions precedent.

Do not sign if there are material unresolved issues with the title or the property, if the mortgage offer has not issued, or if the closing date is unrealistic given known dependencies.

Insurance from contract date.

The risk of damage to the property passes from the seller to the buyer at the date of contract signing, not at closing. Buildings insurance must be in place from the contract date with the lender named as interested party. Confirm cover is bound and in force before contracts are exchanged.

The closing of a residential property purchase happens over the course of a day, sometimes a few hours, between solicitors. The choreography:

Mortgage drawdown. Your lender transfers the mortgage funds to your solicitor's client account, typically the morning of closing. Your solicitor confirms receipt.

Balance funds. You transfer your share of the closing balance (the contract balance minus the mortgage funds, plus any closing adjustments like apportioned management charges) to your solicitor's client account. This typically needs to be done at least one full working day before closing to ensure the funds clear in time.

Closing search. Your solicitor runs the final closing search to confirm nothing has changed on the title since the pre-contract searches.

Completion. Your solicitor sends the closing funds to the seller's solicitor. The seller's solicitor confirms receipt and authorises release of the keys, typically to the estate agent. The signed deed of transfer passes to your solicitor.

Keys handover. You collect the keys from the estate agent, usually the same day, sometimes the next morning. Confirm in advance: walk-through condition at handover (any contents to remain), exact handover time, and any meter readings to take.

Post-closing. Your solicitor lodges the deed and the mortgage with the Land Registry. Stamp duty is paid to Revenue within the statutory deadline. Registration with the Land Registry typically takes several months to complete; your solicitor will send you the registered folio when it issues.

The first year of ownership has a predictable set of tasks.

Utility setup. Electricity (read the meter on closing day, register with a supplier), gas if applicable, water (the position on domestic water charging is set by government policy and has been amended; check the current position with Uisce Eireann), broadband, waste collection. Set up direct debits.

Local Property Tax (LPT). LPT is an annual tax on residential property administered by Revenue. Liability falls on the owner as of a specified date each year. The tax is calculated by reference to the market value of the property at a periodic valuation date, with the State setting valuation bands and a base charge for each band, and local authorities able to apply a local adjustment factor within a permitted range. The bands and base charges are reset periodically as part of a revaluation cycle. The seller should have a current LPT receipt; confirm with your solicitor that LPT is paid up to the date of closing, then file your own LPT return for the property in your name. Use Revenue's LPT calculator for the exact charge applicable to your property and local authority.

Buildings and contents insurance. Buildings insurance should already be in place from contract date. Contents insurance is separate. Most insurers bundle the two.

Maintenance budget. Plan for at least 1 percent of property value per year for routine and reactive maintenance. Older properties and rural properties typically need more. Front-load maintenance: address any deferred issues identified in the survey within the first six to twelve months while they are still in scope.

Landlord-tenant registration if buying-to-let. If you are buying as an investor, you must register the tenancy with the Residential Tenancies Board (RTB) within one month of the tenancy starting and renew annually. Failure to register is an offence and affects your ability to enforce rights under the tenancy. Note that the residential tenancies regime has been substantially amended in recent years; see Section 8.4 and consult the RTB before entering into any new tenancy.

Renovation works. If you are planning material renovation, sequence it carefully against the mortgage. Major structural changes may affect the lender's security and should be disclosed. Internal cosmetic works do not. Refer to Section 8.5.

Annual review. Twelve months after purchase, review the mortgage. Is the rate still competitive, has your LTV moved into a lower band that might unlock a better rate, are there switcher offers worth considering? Switching mortgages later, when you have an established repayment record, is straightforward and lenders compete for switching business.

Moving home means selling an existing property and buying another, often in the same transaction window. This adds coordination that first-time buyers do not face.

The chain. Your purchase depends on your sale closing; your sale depends on your buyer's funding; their funding may depend on their own sale. Chains of three or more transactions are common. Any link breaking affects all the parties downstream. Your solicitor (and your buyer's solicitor) coordinates the closing dates so the funds flow through on the same day.

Selling first, then buying. The cleanest approach is to sell your existing property, close the sale, move into temporary accommodation, and then buy. This removes the chain risk but creates rental costs and disruption. It also de-risks your funding: you know exactly what your deposit position is.

Bridging finance. Bridging loans cover the gap between buying the new property and selling the existing one. They are short-term, interest-only, and priced significantly above standard mortgage rates. The Central Bank has introduced a targeted carve-out from the loan-to-income rule for principal-home bridging loans, recognising that repayment comes from sale proceeds rather than from regular income; the loan-to-value rule still applies. A small number of Irish lenders offer these products, mainly aimed at downsizers and trade-down buyers. Availability is narrow, terms are lender-specific, and not every applicant will qualify. Raise bridging with your lender or broker early if it might apply to you.

Two-solicitor coordination. You can use the same solicitor for the sale and the purchase, which simplifies coordination. Some buyers prefer separate solicitors for the two transactions; both approaches work.

Stamp duty. Stamp duty on the purchase property applies in the normal way. There is no specific relief for movers in the current regime.

Central Bank rules for movers. As described in Section 3.2, movers face a tighter loan-to-income multiple than first-time buyers, while the loan-to-value cap is similar. The equity in your existing home, once sold, typically forms the bulk of the deposit on the new property.

Most residential mortgages in Ireland are joint applications: two earners, two names on the mortgage and the deeds. Joint applications have implications for the underwriting, the title, and what happens if circumstances change.

Joint AIP. Both applicants' incomes aggregate for the LTI test. Both applicants' financial histories are assessed; both must satisfy the lender's affordability test. Both must satisfy the deposit-source test.

Joint tenancy vs tenants-in-common.

Two ownership structures are available for property held jointly.

Joint tenancy: both parties own the whole property together. On the death of one party, the survivor automatically inherits the deceased's share, regardless of any will. This is the default for most married couples.

Tenants-in-common: each party owns a specified share (typically 50:50 but can be any split). On the death of one party, their share passes according to their will (or under intestacy rules if no will). This structure is more common for unmarried couples or where one party has contributed more to the deposit.

Discuss with your solicitor which structure is appropriate. The decision affects succession, separation, and the ability of either party to deal with their share unilaterally.

Implications for separation. If joint owners separate, the property typically needs to be sold or one party needs to buy out the other. The legal framework differs depending on whether the couple is married, in a civil partnership, or cohabiting. Pre-purchase agreements between unmarried co-owners can clarify what happens in this scenario.

Implications for succession and tax. Inheritance and large lifetime gifts in Ireland fall under Capital Acquisitions Tax (CAT), which is paid by the recipient. CAT applies a flat rate above a lifetime tax-free threshold; the threshold depends on the relationship between the giver and the recipient, with parent-to-child the most generous group and unrelated parties the tightest. Spouses and civil partners are completely exempt, and a separate small annual gift exemption applies. The thresholds are cumulative across the relevant group since 1991. A Dwelling House Exemption can reduce or eliminate CAT on inherited residential property in specific circumstances, subject to conditions about pre-inheritance residence, sole property status, and post-inheritance retention. The current CAT rate, thresholds, exemption amounts, and Dwelling House Exemption conditions are published by Revenue and are amended from time to time, typically through the annual Finance Act. A tax adviser can model your specific position.

Buyers who have recently arrived in Ireland, or are about to arrive, face additional considerations.

Tax residency. You are tax-resident in Ireland for a given year by reference to the number of days you spend in the State (with rules covering a single year and combined consecutive years). Tax residency affects your liability for Irish income tax, your eligibility for certain reliefs, and your obligations under the Help to Buy scheme.

Help to Buy eligibility for recent arrivals. The HTB refund is calculated against Irish income tax and DIRT paid in a reference period preceding the application. Applicants who have not been Irish tax residents during that period will have limited or no eligibility. Returning emigrants who took up Irish tax residence relatively recently may have partial eligibility. The qualifying period and computation are published by Revenue.

Deposit in non-EUR currency. If your deposit is held in a currency other than euro (typically GBP, USD, AUD for emigrants returning to Ireland), the FX rate at conversion affects the euro amount available. Currency markets can move materially over the months between AIP and closing. Currency-hedge products are available through specialist FX providers; these are commercial products with cost and counterparty risk. Discuss with a financial adviser.

Irish lender requirements for non-citizens. Most Irish lenders lend to non-Irish citizens who are tax-resident in Ireland. Lender requirements typically include: legal right to work in Ireland (a visa or permission status that does not expire before the mortgage term begins to be relevant), Irish address, Irish bank account, Irish PPS number. Non-residents (people not tax-resident in Ireland) face a narrower set of lenders and typically tighter LTV caps.

Returning Irish citizens. Irish citizens returning from abroad are not foreign nationals in the legal sense, but they may face the same practical hurdles around proof of income, banking history, and credit record. Some lenders accept foreign credit reports; some require time on the ground before applying.

Stamp duty for non-residents. Stamp duty rates and any surcharge regime that may apply to non-resident buyers of residential property are set by statute and published by Revenue. The position has been subject to legislative change in recent years. If you are not Irish tax resident, confirm the current position with Revenue or your solicitor before purchase.

Buying as an investor (a property not for your own occupation) is a different transaction in multiple respects.

Mortgage product. Buy-to-let (BTL) mortgages are a distinct product. Underwriting is based on rental yield and personal income; the LTV cap is materially tighter than for owner-occupier mortgages; rates are generally higher than owner-occupier rates. The Central Bank's LTI rule does not apply to BTL lending; lender-specific affordability tests do.

Rental yield calculation. Gross yield is annual rent divided by purchase price. Net yield is annual rent minus all costs (mortgage interest, property tax, management fees, maintenance reserve, void allowance, insurance) divided by purchase price. Net yield is materially lower than gross. Yields vary substantially by region, by property type, and by sub-location within a region; use the RTB rent register and the Property Price Register to model the specific properties you are considering rather than relying on headline averages. Compare the after-tax net yield with other investment options on a like-for-like basis. Residential property has illiquidity, concentration, and management costs that listed investments do not.

Capital growth. Property values change over time. This guide does not make claims about future direction. The Property Price Register provides historical data on actual transaction prices. Historical performance does not indicate future performance.

Residential Tenancies Board registration. Tenancies must be registered with the RTB within one month of commencement and re-registered annually. Registration fees apply. The RTB also administers the dispute resolution process between landlords and tenants.

Rent control regime. Ireland operates a rent control regime that limits how much rent can be increased during a tenancy. The regime has been amended multiple times since it was introduced in 2016, including a substantial reform that took effect in 2026 covering geographic coverage, the formula for permitted increases, minimum tenancy duration for new tenancies, exemptions for some new-build apartments, and the grounds on which landlords can terminate a tenancy. The detailed rules continue to evolve as regulations and statutory instruments issue under the framework legislation. Confirm the current position with the RTB before letting; assume the position you understood from any general source may be out of date, and do not rely on summary descriptions for specific compliance decisions.

Tax on rental income. Rental income is subject to income tax at the landlord's marginal rate, plus USC and (where applicable) PRSI. Allowable deductions include mortgage interest (subject to specific rules), repairs and maintenance, professional fees, management fees, insurance, RTB fees, and depreciation of fittings (under wear-and-tear allowances). The detailed deductibility rules change periodically. A tax adviser specialising in residential lettings is recommended.

Capital Gains Tax on disposal. Capital Gains Tax applies to gains on disposal of an investment property. The gain is the difference between the sale proceeds and the acquisition cost, with certain allowable expenses deducted and a personal annual exemption applied. There is no statutory holding period for buy-to-let property in Ireland: CGT applies to gains regardless of how long the property has been held. Principal Private Residence Relief is a separate relief that applies to property used as the owner's main residence; it does not apply to investment property held throughout the period of ownership. The current CGT rate and personal exemption are published by Revenue. A tax adviser can model the CGT position for your specific situation.

Buying a property that needs material renovation is a different exercise from buying a turnkey home. The viewing, the survey, the mortgage, and the post-closing sequence all differ.

Structural assessment. Before bidding, get an engineer's report, not just a building survey. The engineer should opine on structural condition, the feasibility of the changes you have in mind (knocking walls, extending, converting attic), and the rough cost band for putting the property right structurally. This is more than a routine survey and costs accordingly.

Planning permission and retention. If the property has been altered, extended, or converted without planning permission (or without compliance with granted permission), you inherit that issue. Resolution paths: confirm the works are within exempted development under the current regulations (no permission needed); apply for retention permission to grant retroactive consent; or restore the property to its original state. Retention applications take many months and are not guaranteed. The implications for the conveyancing are described in Section 6.3.

If you plan to do material works yourself after purchase, the question of what requires planning permission and what is exempt is set by the Planning and Development Regulations. The exemptions cover specified types and sizes of works, and they have been amended over the years. Confirm the current exempted development thresholds with your local authority planning office or a planning consultant before assuming a particular type of extension or change is exempt. Apartments and protected structures have additional restrictions.

Renovation budget contingency. Budget overruns on renovation projects are common. A 20 percent contingency on top of the contractor's quote is a baseline; on older properties with hidden issues, more is realistic. Build the contingency into your purchase budget, not discovered after closing.

Funding renovation works. There is no single nationwide "renovation mortgage" product. In practice, Irish buyers fund renovation through a mix of:

• Top-up or equity-release mortgages on the property, where the lender increases the loan against current equity and condition. Lender-specific rules apply.
• Standard home-improvement personal loans, available from banks and credit unions, generally over shorter terms.
• State-backed loan schemes for SEAI-qualifying energy upgrades, accessed through participating banks. The scheme parameters (loan size range, term, qualifying works, participating lenders) are published by the Strategic Banking Corporation of Ireland (SBCI) and are revised periodically.
• For property that is effectively a rebuild, a self-build mortgage with stage-payment release against work completed, certified by an architect or engineer at each stage.

Each lender has its own rules about how much it will advance, on what terms, and what documentation it needs, so speak to your mortgage adviser or lender before assuming any particular funding structure is available.

Mortgage habitability at drawdown. Most lenders require the property to be habitable at drawdown. A property needing substantial renovation before it is fit to live in may not satisfy this requirement and may need a self-build or staged-drawdown structure rather than a standard mortgage.

SEAI grants. SEAI operates a range of grants for energy upgrades: insulation, heating system upgrades, solar PV, deep retrofits. The SEAI One-Stop-Shop model coordinates a full retrofit. Grant amounts and eligibility change periodically; check the SEAI website for the current grant catalogue before scoping works against expected support.

Local Property Tax revaluation. Material renovation that increases the property's market value may move it to a higher LPT band at the next valuation cycle.