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Guideline to Selling Your Property

Guideline to Selling Your Property
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In today’s market getting the price right is more crucial than ever as only properties with realistic prices are selling. We carry out hundreds of valuations every month and have imperative knowledge of property prices within your area. We assess your home in detail, noting all characteristics and special features. We also account for the local aesthetics, benefits and service available in the area.

Here in Vincent Walsh Auctioneers we are very clear in our valuations and if we recommend any corrections to your property it is because we know the market and our clients.

We will help you ensure you have all relevant documentation available and ready for that all important offer!


You are now required by law to have a Building Energy Rating (BER) Certificate for your property when it comes to the market. The aim is to make the energy performance of a building transparent and available to potential purchasers or tenants. This process will involve finding a BER assessor completing an appraisal on the property. The assessor will then submit all the relevant data to Sustainable Energy Authority of Ireland (SEAI) who will issue a certificate similar to those on domestic appliances.


You will be required to provide an Engineers Certificate to ensure the property you are selling adheres to building regulations and or land boundaries within deeds specifications. Do not be afraid to shop around for a good quote and a reliable, fast, efficient engineer.


This is a government tax that you must pay if you make a profit (a capital gain) of more than €1,270 in any tax year if you sell an asset such as shares or investment property. This tax is not generally payable on the sale of your principal private residence on up to an acre of ground. We advise that you seek tax advice from appropriate professional bodies in regards to tax matters.


You will need to seek the services of a solicitor to look after all legal documents pertaining to the transfer of Ownership from seller to buyer. Do not be afraid to shop around shop around for a good quote and a reliable, fast, efficient Solicitor.


Don’t underestimate the volume of the belongings that you have gathered over the years. So, depending on the size of your property and its contents, you might want to consider a removal company.

Preparing your Property for Viewings



Check out what’s new in kitchen design. New doors don’t have to be expensive, simply changing the handles is a cheap way to give Kitchen units a lift. Choose handles that are similar in size and shape to your existing ones to save you having to fill and sand holes. Fix any broken tiles.


Remove all evidence of pets. Put bowls, beds and toys out of sight. Pets in a Kitchen when showing your home does not agree very well with everyone.


Kitchens should smell fresh and clean. Even with extractor fans, kitchens harbor odors. Eat out or keep your cooking bland if you have viewings planned. Baking bread and brewing coffee does not enhance the sale-ability of your property, but it does create a homely atmosphere.


Do not run appliances in the Kitchen during a viewing of your property. You want to create an impression of calm and style, not humdrum housework.


Is your kitchen really clean? Run your fingers over the surfaces to feel for stickiness or grease, Units should be spotless, inside and out. Keep surfaces as clear as possible. Put anything away that you do not use daily. It will be easier to keep clean this way too.


If your kitchen is large enough to accommodate a table and seating, make sure there’s one there, even if you also have a separate dining room. An extra eating area in the Kitchen suggests value for money.

Living Rooms


Now is the time to pack away as much clutter as possible- DVD’s you don’t watch regularly, piles of magazines and books etc. You will be packing these away to move so do it sooner rather than later.


Clean the room thoroughly. Consider having soft furnishings and carpets professionally cleaned. If your carpet is beyond cleaning, is worn or badly stained, replace it. If your wooden floors look shabby you could have them re-stained or add an attractive rug – fantastic for brightening up tired floors.


Strong colors can alienate potential buyers. If they do not like your choice they will be counting the cost of redecoration, and that could undermine the value for property. If necessary repaint. Choose pale, warm, neutral colors, such as cream or off white. Soft furnishings are important in living rooms for adding color and luxury.

Cushions can add personality. Choose a striking fabric that will tone with the decor.

Don’t forget walls. Mirrors and suitable pictures should be hung carefully. Large pictures will dominate a small room; dark paintings should be avoided in rooms with little natural light. Keep family photographs to a minimum or remove altogether.


Good lighting is essential in living rooms. Central pendants with lampshades that show the light bulb can look dated. Consider replacing with modern fittings. Don’t forget flattering impact that secondary lighting, such as standard or table lamps can have.


Although it may dominate our lives, the television shouldn’t be a focal point for a living room. Keep it in the background as much as possible.

Dining Rooms


If you have a separate Dining Room Show it with table and chairs. There’s no need to lay the table for dinner a bowl of fruit or fresh flowers will suffice. For coffee tables, one or two books and a quality magazine add a finishing, welcoming touch.



Bedroom decor should be neutral. Off whites, creams and pale yellows have wider appeal than pinks and lilacs.

Open the windows before a viewing. A build-up of dust can make a room smell musty, so give the room a deep clean – including under the bed.

Remove all essence of your personality (including cosmetics and toiletries). Think elegant hotel rooms, comfortable and stylish, yet impersonal.

Bedspreads and large scatter cushions will add to the feeling of luxury.


While bedrooms should be tidy clean and fresh as possible, don’t be too harsh on the children. It’s their home as well and if their rooms are brutally tidy, they will be miserable. Pack toys in boxes and store most of them away. Alternate the boxes so they play with the toys in rotation. Teenagers love posters but keep them to a minimum and clip-frame them for inexpensive but smart finish.

Storage Solutions

Don’t be fooled into thinking your visitors will be too embarrassed to open cupboards; they will want to see how much storage space is available. Spare bedrooms crammed with boxes and junk are a no – no. Show a spare room as a bedroom. It should look just as attractive as your master bedroom.

If your third bedroom is being used as an office then neatly pack away files and personal papers.

Always, always put you most precious personal belongings in a safe place out of sight i.e. jewelry, antiques, items that are not replaceable.



Bathrooms must be super clean. Use caustic soda to remove stains from lavatories. Make sure any drapes or blinds are dust free. Grubby grout should be removed and replaced. If your tiles have seen better days bleach them. Check the sealant around the bath, shower tray and sink. If it looks less than perfect replace it.

Your bathroom must be free from clutter which will make it look bigger. Clear out the cabinet, tidy away day to day toiletries. Time to hide the rubber duck!

A new shower curtain can be essential. Buy some new towels and consider keeping them just for viewing days. Make sure you have a good sized mirror it will reflect light.

It is important that your bathroom should feel warm. One or two candles or if you have good natural life a leafy fern will finish the room.


Take a look at the front approach to your property. How does it compare with others on the road? Be honest. Make sure your home looks inviting and has that “kerb appeal”.

Whatever time of year, your garden must be tidy. Sweep up debris on a regular basis, keep lawns mowed and hedges clipped. Clean patios, terraces, decking, steps, shed and garden furniture. Moss looks unsightly and can be slippery.

Garden furniture should be clean and is a welcome addition to any garden. A table and chairs in a small area can make it look more usable and adds extra dimension to your property.

Tackle the Shed

Clear out garages, sheds, greenhouses. These are often neglected areas of our homes and become dumping grounds for clutter. Now is the time for a thorough sorting out. Don’t forget to oil any squeaky hinges while you’re at it.

Gardens need color and interest, whatever the season. In winter use pot plants and other containers with hardy variegated evergreens and the occasional flowering shrub. If selling in spring, plant your containers with bulbs during the previous Autumn for a colorful display.

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