Try The Tool
Model the full cost of selling alongside this guide
This guide explains the moving parts. The inline calculator helps you turn them into one realistic estimate for your own sale.
Most Irish sellers expect one big cost: estate agent commission. The reality is a full stack of costs that can quickly add up if you do not plan early.
On a typical Dublin 3-bed selling at €520,000, total selling costs often land around €14,000 to €22,000 depending on agent fee, legal quote, BER, and pre-sale spend.
This guide gives you a practical 2026 baseline, based on market-rate seller costs, so you can budget clearly and negotiate from a position of confidence.
Quick answer: how much does it cost to sell in 2026?
- Typical all-in range: around 2.5% to 4% of sale price.
- €400,000 sale: often around €10,000 to €16,000.
- €520,000 sale: often around €14,000 to €22,000 before negotiation.
The biggest swing factor is usually agent commission (plus VAT), followed by legal fees and pre-sale preparation choices.
1) Estate agent fees: the biggest variable cost
In Ireland, agent commission is usually quoted as a percentage of final sale price, with 23% VAT added on top unless clearly stated as VAT-inclusive.
Typical 2026 ranges:
- Dublin and major urban markets: 1% to 1.5% + VAT is common.
- Regional cities: often 1.5% to 2% + VAT.
- Rural/smaller markets: often 1.75% to 2.5% + VAT.
Worked example on a €520,000 sale
- 1.5% + VAT: €9,594 total fee
- 1.0% + VAT: €6,396 total fee
- Difference: €3,198
| Property value | 1% + VAT | 1.5% + VAT | 2% + VAT | 2.5% + VAT |
|---|---|---|---|---|
| €300,000 | €3,690 | €5,535 | €7,380 | €9,225 |
| €400,000 | €4,920 | €7,380 | €9,840 | €12,300 |
| €520,000 | €6,396 | €9,594 | €12,792 | €15,990 |
| €600,000 | €7,380 | €11,070 | €14,760 | €18,450 |
Tip: Ask every agent for a written euro quote including VAT at your target sale price. This keeps comparisons honest.
Related reading: How Much Do Estate Agents Charge in Ireland? (2026 Averages) and Do You Pay VAT on Estate Agent Fees in Ireland?.
2) Solicitor/conveyancing fees
You cannot complete a residential sale in Ireland without a solicitor. Typical 2026 costs for straightforward sales:
- Professional fee: around €1,500 to €1,700 + VAT
- Outlays: around €150 to €300
- Typical total: around €2,000 to €2,400
Many sellers still get percentage quotes. For most standard sales, ask for a fixed-fee quote first and compare at least three firms.
Helpful legal context: What is Conveyancing in Ireland?.
3) BER certificate (mandatory before advertising)
A valid BER cert is generally required before marketing a property for sale. Typical BER assessment costs in 2026:
- Standard home: around €180 to €250
- Larger/older homes: around €250 to €300
- Urgent turnaround: can add €50 to €75
Many sellers also use BER upgrades strategically because stronger ratings can improve demand and net outcome.
4) Other direct costs sellers often miss
Marketing extras (if not bundled)
- Photography: €150 to €300
- Video/drone: €300 to €600
- Premium portals/placements: €250 to €500
- Potential total if separate: €500 to €1,500
Mortgage redemption/break fee
- Tracker/variable mortgages: often no break fee
- Fixed-rate mortgages: break costs may apply depending on lender terms
Request a redemption statement early so there are no surprises at completion.
Pre-sale preparation and staging
Basic presentation work (paint, minor repairs, deep clean, declutter) can materially improve first impressions and bidding momentum.
- Preparation budget: often €500 to €3,000
- Basic staging consultation: often €200 to €800
5) Capital Gains Tax (only in specific cases)
If you are selling your principal private residence, full relief often applies and CGT may not be payable. If you are selling a non-main-home property (for example rental or holiday property), CGT treatment may apply at the prevailing rate after relevant reliefs/exemptions.
Tax planning guide: Selling a House in Ireland: Tax, CGT and Exemptions (2026 Guide).
Real-life 2026 scenario table
| Cost item | Dublin 3-bed (€520k) | Cork 4-bed (€380k) | Galway bungalow (€220k) |
|---|---|---|---|
| Agent (typical quote) | €9,594 | €8,180 | €5,412 |
| Agent (negotiated quote) | €6,396 | €5,535 | €4,059 |
| Solicitor + outlays | €2,200 | €2,100 | €2,000 |
| BER | €220 | €250 | €200 |
| Marketing extras | €750 | €500 | €0 |
| Pre-sale prep | €2,000 | €1,500 | €800 |
| Total (typical agent quote) | €14,764 | €12,530 | €8,412 |
| Total (negotiated agent quote) | €11,566 | €9,885 | €7,059 |
How much can negotiation save?
Even a modest reduction in commission has a large euro impact once VAT is included.
Table 3: How Much You Save by Negotiating Agent Commission (VAT Included)
| Property Value | Save 0.5% + VAT | Save 1% + VAT | Save 1.5% + VAT |
|---|---|---|---|
| €300,000 | €1,845 | €3,690 | €5,535 |
| €400,000 | €2,460 | €4,920 | €7,380 |
| €450,000 | €2,768 | €5,535 | €8,303 |
| €520,000 | €3,198 | €6,396 | €9,594 |
| €600,000 | €3,690 | €7,380 | €11,070 |
All figures inclusive of 23% VAT. Green cells show savings achievable by moving from a 2% to a 1% agent — a shift that is very common when sellers compare three verified options before appointing.
Table 4: Selling Routes Compared
| Traditional Agent | Fixed-Fee Online | Via AgentCompare.ie | |
|---|---|---|---|
| Commission structure | 1–2.5% + VAT | €999–€2,999 (incl. VAT) | 1–1.5% + VAT (verified range) |
| Cost on €450,000 | €5,535–€13,838 | €999–€2,999 | €5,535–€8,303 |
| PSRA verified? | Sometimes | Varies | Always — all 319 agents |
| Real reviews shown? | No | No | Yes — 24,622 real reviews |
| Local activity tracked? | No | No | Yes — verified market data |
| Negotiation support? | You're on your own | Minimal | Comparison data in hand |
| Cost to use | €0 | €0 | €0 — 100% free |
| Best for | Existing agent relationship | High-value, easy sale in hot market | Evidence-based, value-driven sellers |
Seller playbook: reduce costs without reducing outcome
- Get at least three PSRA-verified agent quotes.
- Compare VAT-inclusive fees in euro, not just headline percentages.
- Confirm what is included (photos, floorplans, portal listings, signage).
- Appoint a solicitor early and request a fixed-fee quote.
- Complete low-cost presentation improvements before launch.
- Review mortgage redemption terms before accepting offers.
Frequently asked questions
How much does it cost to sell a house in Ireland in 2026?
For many sellers, all-in costs are around 2.5% to 4% of sale price, depending mostly on agent fee, legal quote, BER, and preparation spend.
Do I pay VAT on estate agent fees?
Usually yes. If a commission rate is quoted ex VAT, the 23% VAT charge is added on top.
Can I negotiate estate agent commission?
Yes. Sellers who compare multiple local agents often improve initial quotes materially.
Are solicitor fees fixed?
Some firms quote fixed fees, others percentage-based. Request fixed-fee quotes from multiple solicitors before instructing.
Is BER mandatory?
A valid BER cert is generally required before advertising residential property for sale in Ireland.
Do I always pay CGT when selling?
Not always. Principal private residence relief can apply in qualifying cases. Non-main-home sales may have CGT implications.
The bottom line
The cost of selling is significant, but much of the gap between an average and strong outcome is controllable. In many cases, the largest savings come from structured quote comparison and fee clarity before signing any engagement terms.
Compare estate agents now to benchmark local fee levels and shortlist options before committing.
Related seller guides
- How to Sell a House in Ireland: Complete 2026 Guide
- How Much Do Estate Agents Charge in Ireland? (2026 Averages)
- Do You Pay VAT on Estate Agent Fees in Ireland?
- Documents Needed to Sell a House in Ireland
- First-Time Seller's Guide (Ireland)
- Selling a House in Ireland: Tax, CGT and Exemptions (2026 Guide)
- Seller Guides Hub
Note: This guide is general information only and not legal, tax, or financial advice. Always confirm your own transaction details with qualified professionals.
