Knowing which kind of buyer you are helps us tailor your search.

• First-Time Buyer — Purchasing your first home? You may qualify for the Help-to-Buy (HTB) scheme, which can refund up to €20,000 in tax on a new home.
• Investor — Looking for returns through rent or resale? We’ll help you assess yield potential and long-term value.
• Overseas Buyer — Moving to or investing in Ireland? We’ll simplify the process, from legal requirements to local insight.
• Upsizing or Downsizing — Life changes and so do space requirements. Our FREE market appraisal service helps you understand the value of your current property before making your next move.

In Ireland, there are three main ways to buy property. Understanding each one helps you make strategic decisions:

• Private Treaty — The most common method, where a sale is agreed after direct negotiation between agent and buyer.
• Public Auction — Best for unique or in-demand properties. The winning bidder signs unconditional contracts and pays a 10% non-refundable deposit on the day.
• Off-Market Sales — Discreet opportunities available only to pre-qualified buyers often through trusted relationships with Mark Kelly & Associates.

Financing is one of the most important steps. Beyond the purchase price, you’ll need to factor in legal fees, stamp duty, valuation and survey costs, and furnishing expenses. Planning for these ensures a smooth path to completion.

You’ll typically buy in one of three ways:

• Cash Buyer — You’re not reliant on a mortgage. Proof of funds will be required from your bank, accountant or solicitor.
• Subject to Finance — You’ll need mortgage approval from your bank or broker, usually valid for six to twelve months.
• Subject to Sale — You’re selling another property to fund your purchase, important to discuss openly with your agent, as timing can affect negotiations.

Take time early on to understand your true budget, including the less obvious extras, moving costs, solicitor fees, management charges, and the initial deposit. These can quickly add up.

Being prepared for extra costs will help you plan your finances with confidence. Here’s what to expect:

• Initial Booking Deposit — 2—5% of the agreed price, paid once your offer is accepted. Fully refundable until contracts are signed.
• Balance Deposit — The remaining portion of your 10% deposit, payable when signing contracts. Non-refundable thereafter.
• Stamp Duty — 1% on properties up to €1 million, and 2% on any amount above that.
• Structural Survey — Approx. €350 — essential peace of mind.
• Bank Valuation — Around €150.
• Solicitor’s Fees — Either a fixed amount or a small percentage of the sale price. Always confirm in advance.
• Annual Management Fees — Apply to apartments or developments with shared amenities.

Taking time to understand these costs upfront ensures there are no surprises later.

If you need a mortgage, an experienced broker can make the process far less stressful. They’ll guide you through approval, documentation, and choosing the right type of loan — fixed or variable, short or long term.

Questions to consider early on:

• Are you in steady, permanent employment?
• Can you demonstrate savings and a consistent payment history?
• Have you gathered your documentation—pay slips, bank statements, and loan details?

Need a broker? The team at Mark Kelly & Associates can introduce you to trusted professionals who know what it takes to get you mortgage-ready.

Now that you’re financiallyprepared, it’s time to focus on your wish list,and where you’rewilling to compromise.

Ask yourself:

• How many bedrooms do you need, realistically?
• Is outdoor space, parking, or a home office essential?
• How might your lifestyle or family needs evolve in the next few years?

When choosing a location:

• Visit at different times of day and week.
• Check transport links, schools, shops, and community amenities.
• Consider commuting time and proximity to friends and family.

Mark Kelly & Associates can help you match what you want, what you can afford, and what’s available, the perfect balance.

Your solicitor is your legal safeguard. Choose someone with strong conveyancing experience and clear communication. If you’re selling and buying at the same time, using the same solicitor for both can make the process smoother.

When interviewing solicitors, ask:

• Do they have a dedicated property department?
• How are their fees structured—flat rate or percentage-based?
• What documents do they need from you to begin?

Need a recommendation? Mark Kelly & Associates work with a network of excellent property solicitors and would be delighted to make introductions.

Once you’ve found “the one,” it’s time to make your move. Ensure you have proof of funds or mortgage approval ready, and keep your paperwork organised. A prompt, professional approach can make your offer stand out, especially in competitive markets.

When making an offer:

• Confirm if it’s subject to survey or finance.
• Be clear on conditions and timelines.
• Stay flexible—negotiations can evolve quickly.

Once accepted, you’ll move to the “Sale Agreed” stage.

Once your offer is accepted, your agent will issue a sales advice note outlining the agreed price, conditions, and key contact details for both parties.

Next steps:

• Pay your booking deposit.
• Arrange your structural survey and bank valuation promptly.
• Keep close communication with your solicitor and lender to ensure steady progress.

When contracts are ready, your solicitor will review and advise before you sign. If you’redrawing down a mortgage, ensure your life assurance and home insurance are in place beforefunds are released.