Step-by-Step Overview
Buying a home in Ireland typically takes 12 — 20 weeks from offer acceptance to closing. Here's how it works:
Step 1: Mortgage Approval in Principle
Before you start viewing homes, get mortgage approval in principle from a lender. This confirms how much you can borrow and shows estate agents you are a serious buyer.
Step 2: House Hunting and Viewings
Register with estate agents, set up property alerts on Daft.ie and MyHome.ie, and start viewing properties. Keep a checklist of your needs vs wants.
Step 3: Making an Offer: The Bidding Process
In Ireland, most residential property sales are conducted through private treaty (negotiation), not auction. Here's how it works:
- You submit a written offer to the estate agent
- The agent presents it to the seller
- If other buyers are interested, a bid system operates: you increase your offer in increments
- The agent records all bids, and the seller chooses the highest (or best terms)
- Some estates use "closed bid" or "best and final" rounds
Step 4: Offer Accepted: Going Sale Agreed
Once your offer is accepted, the property is marked "Sale Agreed" or "Under Offer." At this point:
- You instruct a solicitor to handle the conveyancing
- The seller instructs their solicitor to prepare the contract
- You arrange a property survey (structural, BER, etc.)
- You apply for full mortgage approval
Step 5: Contracts and Signing
Your solicitor reviews the contract of sale, including:
- Title deeds and property registration
- Planning permissions and building regulations compliance
- Boundaries and rights of way
- Fixtures and fittings included
Once everything checks out, you sign the contracts and pay the booking deposit (typically 5 — 10% of the purchase price). Both buyer and seller must sign before the contract is binding.
Step 6: Closing (Completion)
The closing date is agreed between both parties. On this day:
- Your solicitor transfers the balance of the purchase price
- The seller's solicitor hands over the keys and deeds
- The property is registered in your name with the Property Registration Authority
- You pay stamp duty to Revenue
Key Timelines
| Stage | Typical Timeline |
|---|---|
| Offer to Sale Agreed | 1–4 weeks |
| Legal & Survey Work | 4–8 weeks |
| Contract Exchange to Closing | 2–4 weeks |
| Total | 8–16 weeks |
Gazumping
In Ireland, the sale is not legally binding until contracts are signed by both parties. This means the seller can accept a higher offer even after agreeing to yours: this is known as gazumping. To reduce your risk:
- Move through the process quickly
- Keep in regular contact with the estate agent
- Consider paying a small non-refundable deposit to take the property off the market
Costs at Closing
- Solicitor fees: €1,500 — €3,000
- Stamp duty: 1% of purchase price
- Property registration fees: €600 — €1,400
- Survey fee: €400 — €800
2026 Updates
- Digital conveyancing is now more widely accepted, speeding up the process
- Most firms now offer online contract review and e-signatures
- Property registration turnaround has improved to 6 — 10 weeks
2026 Timeline Realities
The 12–20 week estimate still holds for most private treaty sales, but new builds are slower: contracts are often signed before construction starts, with completion 12–24 months later. Property Registration Authority backlogs have occasionally stretched closing times, so build a buffer into any chain — especially if you are renting while buying.
Booking deposits are typically 5–10% of the price and are held by the seller's solicitor once contracts are signed. If you pull out after signing, you can lose the deposit, so only sign when your mortgage is fully approved and your survey is satisfactory.
Bidding in a Hot Market
With prices rising about 6% a year nationally (CSO, May 2026), competitive bidding is common in Dublin, Cork and commuter towns. Most sales are private treaty: the agent records bids and the seller picks the best terms, not always the highest price — a cash buyer or one with few conditions can win a lower bid.
Set a hard ceiling before bidding, factor in that asking prices are often below final sale prices, and be ready to walk away. If you lose out, remember that Help to Buy and First Home Scheme support are tied to new builds, where most developments sell at fixed prices with no bidding at all.
New Builds: A Different Buying Process
- Reserve a unit with the developer and pay a reservation fee (refundable subject to contract).
- Sign the contract of sale and pay the booking deposit — your solicitor must review the developer's contract and the snag list terms.
- Draw down your HTB refund and FHS equity at closing; the developer will confirm the closing timeline.
- After keys, complete a snag list within the agreed period (usually 12 months) so defects are fixed under the builder's warranty.
- If buying off-plan, check the sunset clause and the developer's track record before signing.