Blog Post

Selling your home is a big decision. Whether you're moving to a new area, upsizing, downsizing or simply ready for a change, there is plenty to think about before putting your property on the market.

One of the first questions many homeowners ask is: how much does it actually cost to sell a house in Ireland?

The good news is that the costs involved are generally quite straightforward. Some will apply to almost every sale, while others depend on your property and your own circumstances. Knowing what to expect beforehand can make the whole process feel much easier.

So, if you're thinking about selling a property in Dublin, here's what you need to know.


1. Estate Agent Fees

For most sellers, the estate agent's fee will be one of the main costs associated with selling a property.

In Ireland, estate agents generally charge a percentage of the final sale price, although some may offer a fixed-fee structure. The amount varies between agencies and depends on the service you agree to.

As a general guide, estate agency fees can range from around 1% to 2.5% of the final sale price, plus VAT, depending on the agent and the service provided.

For example, on a €450,000 sale, a 1.5% fee would be €6,750 before VAT. At the current VAT rate of 23%, that would bring the total to €8,302.50.

Of course, this is simply an example. Your actual fee will depend on the agreement you make with your estate agent.

It's also worth looking at what you're getting for that fee. An estate agent's role can include much more than putting a property online. Depending on the service, it may cover the valuation, professional photography, advertising, arranging and conducting viewings, dealing with enquiries, negotiating offers and helping to keep the sale moving once the property goes sale agreed.

When comparing agents, don't just compare percentages. Ask what is included, how the property will be marketed and what support you'll receive throughout the process.


2. Solicitor and Conveyancing Costs

Every property sale needs legal work, and this is where your solicitor comes in.

The legal process is known as conveyancing. Your solicitor deals with the contracts and property documentation, communicates with the buyer's solicitor and helps make sure everything is in place for the property to transfer to its new owner.

For a straightforward residential sale, you might expect solicitor and conveyancing fees to be somewhere in the region of €1,500 to €2,500, although this can vary depending on the solicitor and the complexity of the sale.

When getting a quote, check whether VAT and additional expenses, known as outlays or disbursements, are included.

It is worth speaking to a solicitor early, particularly if you know there are documents that may need to be located or updated before you sell.


3. Do You Need a BER Certificate?

If you've ever browsed property listings in Ireland, you'll probably have noticed the BER rating attached to each home.

A Building Energy Rating (BER) shows how energy-efficient a property is and is generally required when a residential property is advertised for sale, unless an exemption applies.

You may already have a valid BER certificate. If you don't, the cost of arranging a new assessment will depend on the size and type of property and the assessor you use.

As a rough guide, homeowners might budget around €150–€300 for a BER assessment.

Your BER rating can also be useful when marketing your property. With energy efficiency and household running costs becoming increasingly important to buyers, a good BER can be a positive feature of a home.

You can find more information about BER assessments through the Sustainable Energy Authority of Ireland (SEAI).


4. Getting Your Home Ready for Sale

This is one area where homeowners sometimes assume they need to spend much more than they actually do.

You don't necessarily need a new kitchen, a complete renovation or thousands of euro worth of improvements before putting your property on the market.

Often, it's the smaller things that make the biggest difference.

A good clean, decluttering, tidying the garden, touching up paintwork and dealing with small repairs can make a home feel brighter, more spacious and more inviting.

The important thing is to be selective.

Before taking on any major renovation, ask your estate agent what is likely to make a difference to buyers and what probably isn't worth the investment. Sometimes, a little preparation is all that's needed.


5. What Happens If You Still Have a Mortgage?

If you still have a mortgage on your home, the outstanding balance will normally be repaid from the proceeds of the sale.

Your solicitor will liaise with your lender to obtain the mortgage redemption figure and arrange repayment as part of the closing process.

Your outstanding mortgage isn't really a "selling cost" in the same way as an estate agent or solicitor fee, but it is important when working out how much you'll have available after the sale.

For example, if you sell your home for €450,000 and have €180,000 remaining on your mortgage, that €180,000 would generally be repaid from the sale proceeds.

If you're on a fixed-rate mortgage, it's also worth checking whether an early repayment or break fee could apply.

If you're planning to buy another property, speaking to your lender early can help you understand your options and how the sale fits into your next move.


6. What About Local Property Tax?

Local Property Tax, or LPT, is another item to keep in mind when selling a property.

You'll generally need to make sure your LPT position is up to date and that the necessary Revenue requirements have been dealt with before the property can be transferred.

The rules around LPT can depend on when you own the property and when the sale takes place, so it's worth checking your individual position rather than assuming there is an additional payment to make.

Your solicitor will normally deal with the relevant requirements as part of the sale.

You can find the latest information on Revenue's website.


7. Will You Have to Pay Capital Gains Tax?

Capital Gains Tax can sound complicated, but for many people selling their main home, it may not be an issue.

If you're selling your principal private residence, you may qualify for Principal Private Residence (PPR) relief, which can mean that CGT does not apply, provided the relevant conditions are met.

The situation can be different if you're selling a rental property, holiday home or a property that was only partly used as your main residence.

For example, if you've owned your Dublin home and lived in it as your main residence throughout the period of ownership, you may be entitled to full relief.

If the property has been rented out for part of the time, or you've used part of it for business purposes, the position can be different.

The important thing is not to assume that CGT automatically applies simply because your property has increased in value.

If your circumstances are more complicated, it's best to speak to Revenue or a qualified tax adviser who can look at your individual situation.


8. Don't Forget About the Move Itself

Not every cost you'll encounter is actually a cost of selling the property.

Once the sale is agreed, you'll also need to think about the practical side of moving.

Depending on your circumstances, you might need to budget for a removal company, storage, professional cleaning or temporary accommodation if there is a gap between leaving your current home and moving into your next one.

For a straightforward move within Dublin, these costs might be relatively modest. If you're moving across the country or need storage for several weeks, they can obviously be higher.

The good news is that these are generally costs you can plan for in advance.

If you're selling an apartment, there may also be additional documentation required from the management company. Your solicitor can advise you on what's needed.


A Few Things to Do Before You Sell

You don't need to have everything figured out before speaking to an estate agent.

A few simple steps can give you a good starting point:

-Find out what your property could be worth.
A professional valuation gives you an idea of what you might realistically achieve in the current market.

-Check your mortgage.
Knowing your outstanding balance helps you understand your position before you sell.

-Speak to a solicitor.
They can advise you on the legal side and let you know if anything needs to be organised before going to market.

-Check your BER.
You may already have a valid certificate, so it's worth checking before arranging a new one.

-Think about presentation.
Don't rush into expensive renovations. A few simple improvements can often make a noticeable difference.

-Understand your estate agent's fee.
Make sure you know what is included in the service and whether VAT is included in the quoted figure.

Most importantly, you don't need to have all the answers before you begin. That's what your estate agent is there to help with.

If you're considering selling in Dublin, one of the best places to start is simply finding out what your property could be worth in the current market.

At Horan Estates, we believe that good advice starts with being clear, straightforward and honest about the process.

If you're thinking about selling, get in touch with Horan Estates for a no-obligation property valuation. We'll help you understand what your property could achieve and what the selling process could look like for you.