Best Time to Sell a House in Ireland: 2025 Guide from Dublin Estate Agents
You’re looking at your Irish property and thinking: should I sell my house now or wait?
It’s one of those questions that keeps you up at night, especially with all the mixed signals in the property market. House prices are still rising, but slower than before. Your neighbor just sold quickly, but that house down the street has been sitting for months.
Here’s what you need to know about the time to sell a house in Ireland right now from our experience as estate agents in Dublin and Kildare, not the marketing fluff you’ll find elsewhere.
What’s happening with the Irish housing market in 2025
The Irish housing market is still strong, but it’s changing. Here’s what’s actually happening in 2025:
The good news is that house prices are still rising, just slower than the crazy growth we saw in 2023 and 2024. Supply is still low, meaning less competition for your property. Demand remains solid, especially from first-time buyers looking to enter the property market.
The reality check is that double-digit house price rises are over. We’re looking at single-digit increases now. Rising mortgage rates are making buyers more cautious. Some areas are seeing properties sit longer on the market.
Bottom line: It’s still a seller’s market, but not the feeding frenzy we had a couple of years ago. That’s actually good news because it means more normal, sustainable conditions for homeowners considering selling.
What matters most when selling a house
After watching hundreds of property sales across Dublin, Kildare, and the wider Leinster region, here’s what really makes the difference when it’s time to sell your house:
Timing still matters for sellers
Summer remains the best time to sell in Ireland. Good weather makes your property look its best, gardens shine, and families with kids prefer moving during school holidays. If you can wait for spring or summer, do it. The worst months to sell are typically December and January when buyer activity drops significantly.
Your competition in the property market
With low stock levels across most of Ireland, you’re not competing with 20 other similar houses. But here’s the catch: the houses you are competing with are probably well-presented and priced right. An experienced estate agent will tell you that presentation beats location when buyers are choosing between similar properties.
Location within your local market
Even in the same town, some roads sell faster than others. In Dublin, properties near the DART line or close to the city centre consistently outperform. In Kildare, properties with good commuter rail links to Dublin are highly sought after. Throughout the greater Dublin area, properties near schools, transport links, and amenities are your best bet. If you’re on a busy road or backing onto commercial property, you’ll need to price accordingly.
Presentation is everything for potential buyers
Irish buyers are becoming more demanding in 2025. Professional photos, BER ratings, and move-in ready condition aren’t nice-to-haves anymore. They’re expected. A good estate agent will insist on proper preparation before putting your home on the market.
Real costs of selling a house in Ireland
Let’s talk actual numbers because “around 10%” doesn’t help you budget properly when selling a house:
The definite costs every seller faces:
Estate agent fees typically run 1-3% plus VAT, which means €3,000 to €15,000 on the average home in Ireland. Solicitor fees range from €1,500 to €3,000 plus VAT and outlays. You’ll need to clear any outstanding Local Property Tax before the sale completes. A BER certificate costs €300 to €500 if you don’t have a valid one.
The potential extras that catch sellers off guard:
Architects fees are required for any extensions or developments since purchase, even exempt development, running €500 to €2,000. First registration mapping costs €600 to €1,500 if your house has unregistered title. Capital Gains Tax applies if it’s not your primary residence. Bridging finance might be needed if you’re buying before selling.
Real example: On a €400,000 house sale in Dublin, budget €15,000 to €25,000 in total costs. In Kildare, costs might be slightly lower for solicitor fees, but agent fees remain competitive with Dublin rates. Better to know upfront than get surprised when deciding to sell.
How long does it take to sell a house in Ireland?
Industry data shows the average time to sell a house in Ireland is between three to six months from listing to closing.
But here’s what that really means for sellers in our experience: Well-priced, good condition homes in Dublin typically sell in 4 to 8 weeks due to high demand. Properties in Kildare with good transport links often sell quickly to Dublin commuters. Overpriced properties or those needing work can sit for 6 to 12+ months regardless of location. Prime Dublin locations with professional presentation often sell in 2 to 6 weeks. Rural Kildare properties usually take 8+ weeks but attract serious buyers when marketed to Dublin professionals looking for space.
The biggest factor affecting how long it takes to sell? Your asking price. Get it right from day one, and you’ll be on the faster end of this scale.
What slows down property sales the most is overpricing, which is the number one killer of quick sales. Poor quality photos turn off buyers before they even book a viewing. Major repairs needed will scare away most potential buyers. Difficult access for viewings limits your buyer pool. Unrealistic seller expectations lead to months of frustration.
Is 2025 a good time to sell your house in Ireland?
The short answer: Yes, if your personal circumstances align with current market conditions.
You should sell now if: You need the money for your next property purchase. Your house is in good condition and well-located. You can price competitively from day one. You’re not emotionally attached to getting peak 2022 prices.
Consider waiting if: You’re hoping for another price surge, which is unlikely in the next two years. Your property needs significant work that would improve the sale price. You’re in no rush and want to see how the rest of 2025 plays out. You think mortgage rates might drop significantly, making buyer demand stronger.
The 2025 reality for the housing market
Property experts suggest modest price growth or even slight declines in some areas of Ireland. But with the ongoing housing shortage, good properties in good locations will still sell well. House prices are expected to remain relatively stable rather than see dramatic changes.
If you’re selling to buy another Irish property, price movements affect both sides of your transaction. If you’re selling to rent or move abroad, timing becomes more critical for getting the best price.
The property market in 2025 is still favorable for sellers, just not as wildly favorable as it was in previous years. Whether it’s a good idea to sell depends largely on your individual situation and local market conditions.
Selling your house in Dublin, Kildare, or Leinster?
If you’re considering selling your property in Dublin, Kildare, or anywhere in the greater Dublin area, here’s what we’re seeing in our local market right now:
Dublin market conditions: The Dublin housing market remains highly competitive in 2025, with particularly strong demand for properties near the DART line, in D4, D6, and other well-connected areas. Dublin city centre apartments are selling quickly, while suburban family homes in areas with good schools continue to attract multiple offers when priced correctly.
Kildare property trends: Kildare properties are benefiting from Dublin’s spillover demand, especially homes near train stations offering easy commutes to the city. Towns like Maynooth, Celbridge, and Naas are seeing sustained interest from buyers seeking more space for their money compared to Dublin prices.
Greater Dublin area insights: Throughout the greater Dublin area, we’re seeing buyers prioritize transport links more than ever. Properties within walking distance of DART, Luas, or main bus routes are significantly outperforming similar homes in less connected locations.
As local estate agents with extensive experience in Dublin and Kildare markets, we understand these dynamics better than national chains. We know which areas are hot, what Dublin buyers prioritize when looking at Kildare properties, and how to price your property to achieve the best result in realistic timeframes.
Whether you’re in Dublin city, commuter belt Kildare, or anywhere in Leinster, the fundamentals remain the same: price correctly, present professionally, and work with an estate agent who knows your specific area inside and out.
Your next steps for deciding whether to sell
First, get honest about your timeline. Do you need to sell in 3 months, or can you wait for the right buyer and best deal?
Second, know your real market value. Get three estate agent valuations, check recent sales on the Property Price Register, then price realistically. Working with a local estate agent who knows your Cork or Kerry market inside out makes a huge difference to both price and timing.
Third, budget properly for all selling costs before you commit to putting your home to sell.
Fourth, prepare like a professional. Professional photos, fresh paint, decluttering, and getting your BER sorted are non-negotiable in 2025.
Fifth, choose your estate agent based on recent property sales in your specific area, not their marketing promises.
Third, budget properly for all selling costs before you commit to putting your home to sell.
Fourth, prepare like a professional. Professional photos, fresh paint, decluttering, and getting your BER sorted are non-negotiable in 2025.
Fifth, choose your estate agent based on recent property sales in your specific area, not their marketing promises.
The bottom line on whether now is a good time to sell: There’s never a perfect time, but there are definitely ways to make your timing work better. The Irish property market is still favorable for sellers who price correctly and present well.
Focus on what you can control: your sale price, presentation, and expectations. The market will do the rest.
Thinking of selling your house in Dublin, Kildare, or the greater Dublin area? The first step is understanding what your property is actually worth in today’s local market. At Farrelly Southern, we provide honest, no-obligation valuations based on our deep knowledge of Dublin and Kildare property markets to help you make an informed decision about the best time to sell your home.
