Five essential considerations when buying a home
Buying your first home is very exciting, but it can also feel like learning a new language. Between mortgage approval, solicitor fees, stamp duty, surveys and bidding, there are plenty of moving parts to learn and understand.
For first-time buyers across Dublin, good preparation is essential in making the process feel much calmer and more practical for you.
This guide explains FIVE essential things to consider before you buy a property, so you can search with more confidence and avoid some of the common surprises.
- Know your total budget, not just your mortgage amount
Your mortgage approval is important, but it is not the full picture. You also need to understand the extra costs that come with buying, moving and settling into your new home.
A mortgage is a long-term loan secured against the property you buy. This means the lender can take action if repayments are not made, so your monthly repayments need to feel manageable, not just technically approved.
When planning your budget for your purchase, allow for the following:
- Booking deposit
- Solicitor fees
- Stamp duty
- Survey or engineer’s report
- Valuation fee
- Mortgage protection and home insurance
- Moving costs
- Furniture, repairs and early maintenance
Stamp duty is a tax you pay when buying property, and your solicitor usually arranges payment to Revenue before closing. Revenue sets the current residential stamp duty bands, so it is worth checking the live Revenue guidance or asking your solicitor before you commit to a purchase.
- Choose the area as carefully as the property
A home is not just the four walls, it’s so much more than that. For first-time buyers, location can shape your commute, lifestyle, resale appeal and long-term comfort.
In Dublin, buyer priorities can vary street by street. A one-bedroom apartment near Smithfield Luas may suit a city-based professional, while a house in Glasnevin or Drumcondra may appeal to someone planning for more space and strong local amenities.
Think about your everyday life first:
- How will you get to work?
- Is public transport reliable for your routine?
- Are shops, gyms, cafés or parks within an easy reach?
- Is there parking, bike storage or good walking access?
- Would the area still suit you in five years time?
- Is there future resale appeal and will it increase in value?
School catchments may not matter to you today, but they can matter to future buyers. The same applies to access to Dublin Bus routes, Luas stops, rail links, local villages and green spaces such as the Botanic Gardens, Griffith Park or the Phoenix Park side of Dublin 7 and Dublin 8.
A strong purchase is one that should not just get you on the property ladder. It is about buying somewhere that works for your life and protects your options in the long term.
- Get your solicitor involved early
Your solicitor handles the legal side of buying a property on your behalf. This includes reviewing contracts, checking Title, raising queries with the seller’s solicitor and helping complete the purchase.
MoveHome advise you not to wait until you are Sale Agreed on a property to start looking for one. Having a solicitor instructed to act on your behalf, can save time and help you move quickly when the right property comes up.
Solicitor fees can vary, so ask for a clear written quote that explains what is included and what is a separate or additional cost. You should also ask whether outlays, registration fees and VAT are included, as these can affect the final cost.
The CCPC notes that your solicitor will review legal documents, deal with your lender’s loan pack and help you formally accept the mortgage offer before contracts are signed.
- Understand that Sale Agreed does not mean Sold
This is one of the most important things for first-time buyers to understand. When a property is marked sale agreed, the seller has accepted an offer, but the purchase has not legally completed yet.
For Private Treaty sales, a booking deposit is usually paid to the estate agent after the offer is accepted. This deposit is refundable up to the point where contracts are signed.
The legal commitment comes later. The CCPC explains that you legally agree to buy when contracts are signed, and the seller legally agrees to sell when they sign and return the contract.
This is why patience matters. Delays can happen for practical reasons, including:
- Mortgage loan offer conditions
- Survey findings
- Title queries
- Missing planning documents
- Management company replies for apartments
- Probate or family-related sale issues
- Slow responses between solicitors
- Bank processing times
A delay does not always mean something is wrong. It often means the right checks are being carried out to ensure the smooth closing of your sale or purchase.
- Always check the condition before committing
A property can look excellent at a viewing yet it could still have issues that are not obvious. or visible. Before you sign the contracts, it is very sensible to arrange a survey or engineer’s report.
Citizens Information advises buyers to get a survey before finalising a purchase, as the seller does not have to tell you about defects. A survey can highlight issues you may not have noticed, such as roof problems, damp issues, structural concerns or repair needs.
A BER, or Building Energy Rating, shows how energy-efficient a property is on a scale from A to G. A lower BER may mean higher running costs or future upgrade work, while a stronger BER may make the home more comfortable and efficient.
For apartments, look beyond the unit itself. Ask about the management company, service charges, sinking fund, fire safety documentation and building maintenance. These details can affect both your costs and your future resale position.
Bonus tip: check whether first-time buyer supports apply
Some first-time buyers may qualify for support schemes, but the rules depend on the property type and your own circumstances.
Help to Buy, or HTB, is a Revenue scheme designed to help eligible first-time buyers with the deposit for a new-build home or self-build property. Revenue says the property must be your home, and the refund is based on certain Irish taxes paid in previous years.
This is worth checking early, especially if you are considering a new apartment or house in Dublin. Not every property qualifies, and not every buyer qualifies.
Do not build your full budget around a support scheme until you have checked the current conditions with Revenue, your lender or your solicitor.
How MoveHome can help
At MoveHome, we know that buying your first home can feel like a big step. Our role is to make the process clearer, more human and allot less stressful.
We bring local knowledge of North Dublin streets, buyer demand, transport links and property types, while helping you understand what to ask before you make an offer. We will never pressure you into a decision. We are here to guide you towards the right one.
A good first purchase should feel informed, considered and right for your future.
