Selling a home is easier when you know what’s coming. Here is the whole process in ten steps, from your first valuation to handing over the keys, plus the documents and costs to have ready.
1. Get a valuation
Start with an honest figure from someone who sells homes in your area every week. We offer free valuations across Roscommon, Athlone and the surrounding counties.
2. Book your BER
You need a valid BER certificate before your home can be advertised, and the rating must appear in every ad. A BER is valid for ten years and usually costs about €200 to €300 for a house. SEAI introduced a new BER scale on 24 May 2026, so if yours is older it’s worth checking it is still valid.
3. Choose a solicitor and gather your documents
This is the step that saves the most time later. Ask your solicitor to start on these straight away:
- Title deeds. If you have a mortgage, your lender holds them, and it can take 4 to 8 weeks to get them released.
- Proof that Local Property Tax is paid up
- Your BER certificate
- A list of what’s included in the sale (curtains, appliances and so on)
- Planning permissions and certificates of compliance for any extensions or alterations
4. Sign a Property Services Agreement
Every estate agent in Ireland must hold a licence from the Property Services Regulatory Authority (PSRA), and must give you a signed agreement setting out the fee and services before marketing your home. Oates Auctioneers’ PSRA licence number is 003201.
5. Get the house ready
- Clear clutter and clear surfaces, so buyers can picture their own things
- Fix the small jobs: dripping taps, sticking doors, blown bulbs
- Tidy the front garden and paint the front door. First impressions count
- Open curtains and turn on lights for photos and viewings
6. Photos, video and marketing
Professional photos, drone shots and video tours make your home stand out online. We list on Daft.ie and our own website, and share new listings with our followers on social media.
7. Viewings and offers
We handle viewings and keep you updated on every offer in writing, so you always know where things stand.
8. Sale agreed
When you accept an offer, the buyer pays a booking deposit and we send a sales advice note to both solicitors.
9. Contracts
Your solicitor sends contracts and title documents to the buyer’s solicitor. The buyer arranges their survey and final mortgage approval, then signs and returns the contracts with a 10% deposit. You sign, and the sale is legally binding.
10. Closing
The balance is paid, the deeds are transferred and you hand over the keys.
Costs to plan for
| Cost | Typical amount |
|---|---|
| BER certificate | About €200–€300 for a house |
| Solicitor | Often about €1,500–€3,000 plus VAT, depending on the sale |
| Estate agent | Set out in writing in your Property Services Agreement |
| Mortgage redemption | Paid off from the sale proceeds at closing |
Tax: what you need to know
- Your own home: there is usually no Capital Gains Tax on the sale of your main home if you lived in it throughout your ownership (Principal Private Residence relief).
- Other property, such as a rental or a holiday home: CGT is 31% on gains from 7 October 2026, down from 33% after Budget 2027. Development land stays at 33%.
- Local Property Tax: whoever owns the property on 1 November pays the following year’s LPT. Any LPT owed must be cleared before closing.
How long does it take?
Every sale is different. The biggest delays usually come from title deeds and the buyer’s mortgage approval, so getting your documents ready early is the best way to keep things moving.
Thinking of selling? Book a free valuation with our Roscommon or Athlone office.
This is a general guide, not legal or tax advice. Talk to your solicitor and accountant about your own situation.
Sources: CCPC, Selling a house; gov.ie, After sale agreed; SEAI, BER advertising; Revenue, PPR relief; Revenue eBrief 142/26 (CGT rate); Revenue, LPT when selling.
