Key takeaway
From making an offer to getting the keys — a plain guide to how buying a home in Ireland works, step by step.
Step 1: Making an offer
In Ireland, property is sold through estate agents. You view properties and make offers through the estate agent — offers are not legally binding at this stage. The seller can accept, reject, or counter-offer. There is no sealed bid system — offers go back and forth verbally. When your offer is accepted, you pay a booking deposit (typically €5,000–€10,000) to the estate agent, which removes the property from the market. This deposit is refundable if you pull out before contracts are signed.
Step 2: Appoint a solicitor
You need an Irish solicitor (not just any lawyer) to handle the conveyancing — the legal transfer of ownership. Get 3 quotes; fees typically range from €1,200–€3,000 plus VAT and outlays (search fees, Land Registry fees, etc.). Ask friends or colleagues for recommendations, or use the Law Society's Find a Solicitor tool at lawsociety.ie.
Step 3: Surveys and checks
Commission a structural survey from a chartered surveyor — this is separate from the bank's valuation (which only values the property for lending purposes). A full structural survey costs €400–€600 but could save you tens of thousands if it reveals structural problems. Your solicitor will carry out title searches to ensure there are no debts or issues attached to the property.
Step 4: Mortgage drawdown and contracts
Once your solicitor is satisfied with the title, contracts are prepared. You sign and return contracts with the contract deposit (usually 10% of purchase price, less any booking deposit paid). At this point the sale is legally binding — pulling out means losing your deposit. Your bank will issue a formal loan offer; your solicitor will requisition the funds for closing.
Step 5: Completion
On the agreed closing date, your solicitor transfers the balance of the purchase price to the vendor's solicitor, and you receive the keys. Stamp duty must be paid within 30 days of closing (1% on properties up to €1m). Your solicitor registers the new ownership with the Land Registry.
Typical timeline
From offer accepted to keys in hand typically takes 8–12 weeks, assuming no complications with title or mortgage approval. New builds often take longer, particularly if they're not yet built.
General guidance only. Always verify with official sources — gov.ie, citizensinformation.ie, hse.ie.