Selling & Buying Property Simultaneously

Navigate the complex process of selling your current home while purchasing a new one in Ireland (2026).

The Property Transition Process

Managing the sale of your existing property while purchasing a new one is one of the most complex property transactions. This guide outlines the current process in Ireland, including updated timelines, costs, and strategies to minimize stress and financial risk.

Timeline & Process (2026)

1

Initial Preparation (1-2 Months)

  • •Get your current property valued by 2-3 estate agents
  • •Check your mortgage status and contact your provider about porting options
  • •Meet with mortgage advisors to understand your borrowing capacity for the new property
  • •Budget for all associated costs (expanded in detail below)
  • •Complete any minor repairs or aesthetic improvements to maximize your sale price
2

Marketing & Selling Your Current Home (1-3 Months)

  • •Choose and instruct an estate agent (fees typically 1-1.5% + VAT of sale price in 2026)
  • •Prepare for professional photography, virtual tours (now standard in 2026), and property staging
  • •Gather necessary documents: BER certificate (mandatory), property title, planning permissions
  • •Instruct a solicitor for the sale (€1,500-2,500 + VAT in 2026)
  • •Host viewings and consider offers
3

House Hunting & Offering (1-3 Months)

  • •Begin viewing potential new properties (ideally after you've accepted an offer on your current home)
  • •Apply for mortgage approval in principle for your new purchase
  • •Make an offer on your preferred property, often conditional on the sale of your current home
  • •Pay booking deposit (€5,000-10,000) if your offer is accepted
  • •Instruct your solicitor for the purchase (can be the same as for the sale)
4

Conveyancing Process (6-8 Weeks)

  • •Your solicitor conducts legal searches on both properties
  • •Arrange for structural surveys on your new property (€400-800 in 2026)
  • •Convert mortgage approval in principle to full mortgage application
  • •Property valuation by mortgage lender on new property
  • •Exchange of contracts for both sale and purchase (ideally on the same day)
  • •Pay deposit on new property (usually 10% of purchase price less booking deposit)
5

Completion & Moving (1-2 Weeks)

  • •Coordinate completion dates for both properties (ideally same day or purchase after sale)
  • •Arrange moving company (€1,200-3,000 for a typical 3-bed house move in 2026)
  • •Final funds transfer through your solicitor
  • •Collect keys to your new property
  • •Handle utilities transfer and address changes

Financial Considerations (2026)

Selling Costs

  • Estate Agent Fees:1-1.5% + VAT
  • Solicitor Fees:€1,500-2,500 + VAT
  • Energy Rating (BER):€150-300
  • Mortgage Redemption Fee:€0-1,500
  • Home Staging (optional):€500-2,000

Buying Costs

  • Stamp Duty:1% up to €1M, 2% above
  • Solicitor Fees:€1,500-2,500 + VAT
  • Surveyor:€400-800
  • Mortgage Arrangement:€150-500
  • Mortgage Valuation:€150-250
  • Moving Costs:€1,200-3,000

Bridging Finance (If Needed)

If you need to complete your purchase before your sale is finalized, bridging finance may be necessary. In 2026, typical rates are:

  • Interest Rate:8-12% per annum
  • Arrangement Fee:1-2% of loan amount
  • Typical Term:3-12 months

Tips and Strategies (2026)

1

Sell First, Then Buy

The safest approach is to sell your property first, then buy. This removes the risk of paying two mortgages but may mean temporary accommodation is needed between transactions.

2

Subject to Sale Offers

When making an offer on a new property while yours is still for sale, make it clear that your offer is "subject to sale." In the current market, many sellers still accept these offers.

3

Negotiate Flexible Completion Dates

Try to negotiate a completion date for your purchase that is at least a week after your sale completes. This reduces stress and provides a buffer for unexpected delays.

4

Use the Same Solicitor

Using the same solicitor for both transactions can streamline the process and potentially reduce legal costs. This approach is increasingly common in 2026.

5

Plan for Alternative Accommodation

Have a backup plan for temporary accommodation if your sale completes before your purchase. Consider family, short-term rentals, or apart-hotels.