Valuation

Most estate agents, large or small, offer free valuations. The vendor isn't under any obligation to then sell through that agent, but is free to shop around. Increasingly, potential vendors call in a number of estate agents - a process referred to as the "beauty parade" in the business. In this situation, agents will normally give an on the spot verbal valuation. When the vendor chooses to go with a certain agency, a more detailed valuation is usually given in writing. Where a written valuation is required for other purposes, such as mortgage approval, a fee is charged and this can vary from around £250 plus VAT for a one-page certificate of valuation to over £1,000 for a more detailed report.

Different estate agents will often come up with roughly the same valuation on a property. A significant difference in quotations normally doesn't arise over your average three-bed semi. The major price differential occurs in the case of the once-off-type house, and period houses where there can be significant differences in valuations. The agent's understanding of the type of specialised property is therefore paramount. Vendors may be tempted to go with the estate agent who gives the highest valuation - particularly in the overheated Dublin market - but it may not be the most realistic price.

Fees

Fees range between one per cent and 2.5 per cent, with the current average fee at 2 per cent. They are generally, however, negotiable, and certain estate agents go as low as one per cent to secure a sale, particularly with expensive or prestigious properties. If a property is sure to fly, the fees are generally lower than 2 per cent. Vat is 21 per cent.

Advertising Costs

Advertising costs are determined by whether the vendor opts to sell by auction or private treaty. Auctioning your house is by far the more expensive process. Costs range between £2,000 and £3,000 for a three-week advertising campaign which includes a sign, photograph, full-colour professional brochure and advertising in The Irish Times and the Irish Independent. The larger agencies also advertise the properties on their Web sites.

Selling by private treaty is a lot cheaper and generally costs between £200 and £500. This involves a sign, a photograph and a staggered advertising campaign in the classified ads or property supplements of the newspapers.

Auction V private treaty

According to the Irish Auctioneers and Valuers Institute (IAVI), only six per cent of residential property is auctioned countrywide, however in Dublin the figure is closer to 25 per cent.

Property which is in big demand, in particular period houses, are usually auctioned. However, in recent years the number of auctions has increased hugely in Dublin, as demand has risen for all kinds of properties, from modest four-bedroom semis in good neighbourhoods to secondhand apartments, which, traditionally would not have been auctioned.

The speed of the auction process is undoubtedly a great advantage. If everything goes as planned, the deal is done on the day of the auction. Selling by private treaty tends to be a longer process.

Local V big agency

Vendors often have a choice between using a small local agent or going with a larger agency with a branch network. The fees may be the same, but the service may be very different. A local agent will have a thorough knowledge of their area, and will also have a very good idea of a property's value. They may also be able to offer a more personal service, particularly when it comes to viewings.

Bigger agencies have a higher profile when it comes to advertising a property. They get the best slots in the property supplements, and they produce smart brochures.

When to Sell

Traditionally, the period between Easter and June is the busiest for house sales. September and October is also a good time to sell as house-hunters are eager to settle in by Christmas. "Off season" months, such as December, January, July and August, were once considered a difficult time to sell. However, in the current boom market some of the best prices are achieved outside the conventional peak buying months. Go early in the year is what many estate agents are saying.