The real cost of selling a house in Ireland

Sellers often focus on the price they’ll get and forget what selling actually costs. None of these are huge on their own, but together they can run to a few thousand euro — so it pays to budget for them up front. Here’s the full picture for an Irish sale.

Estate-agent fees

Usually the biggest cost. Agents typically charge a percentage of the sale price — commonly around 1–2.5% plus VAT — and sometimes a separate flat marketing/photography fee. On a €350,000 sale, 1.5% plus VAT is roughly €6,450. Always get the rate, the VAT and exactly what’s included in writing, and don’t be shy about negotiating.

Solicitor / conveyancing

You’ll need a solicitor to handle the legal side of the sale. Fees vary — some charge a flat fee, others a percentage — plus outlays such as Land Registry and search fees. Get two or three quotes; the cheapest isn’t always the smoothest to deal with.

BER certificate

A valid Building Energy Rating cert is legally required before you advertise the property for sale. It’s a modest cost (typically around €150) but non-negotiable, so arrange it early to avoid delaying your listing.

The smaller costs that add up

• Professional photography and floor plans (often bundled by the agent).
• Minor repairs, paint and presentation so the home shows well.
• Management-company fees or compliance paperwork for apartments and managed estates.
• Moving costs, and any overlap between mortgage and rent.

What about tax?

If the property is your principal private residence, the gain is generally exempt from Capital Gains Tax. For a second home or investment property, CGT may apply — check with your accountant or Revenue before you sell.

Know your number first

Before you commit to any of this, it helps to know a realistic value range so you can sanity-check an agent’s appraisal and judge offers with confidence. That’s exactly what a HomeRange valuation is for.