Selling a family home is an emotional journey, even more so when the sale is wrapped up in the complexities of probate. Below is a query I received from a family looking for advice on how to navigate the journey of when to put the property on the market and if they should carry out works to the property before going to the market.

Query from a home seller

My siblings and I were due to sell our family home in County Limerick in early spring. I was also hoping to sell my own home around the same time and then use the proceeds from that and my share of the proceeds of the family home to move my own family to a bigger home with a bigger garden here in Cork city. Unfortunately, the sale of my childhood home got held up in probate and only in the last week have we been cleared to sell it. But now the problem is my siblings, and I are in disagreement about whether we should proceed straightaway or hold off. I just want to get the show on the road and put it and our own home on the market. Some of my siblings are saying August / September is dead and it’s too late and we should hold off until next year. One of them also wants to get some jobs done on it including a total paint job. Have we missed the boat, and should we hold off or does it really matter in this day and age and should we just proceed asap? Would really appreciate your advice. Siobhan

Majella’s response to home seller’s query

As you probably know well by now Siobhan, selling a family home is an emotional journey, even more so when the sale is wrapped up in the complexities of probate, as in your case. Now that the probate process is finally sorted, you’re eager to move forward. Traditionally, timing was viewed as a critical factor in property sales but in today’s digital age, buyers have the ability to search for properties online at any time of the year. With property portals like Daft.ie or Myhome.ie social media platforms, and estate agents’ websites, potential buyers are always connected and ready to engage. This shift has made the market more flexible, allowing sellers to list their properties outside the traditional peak seasons without losing visibility.

That said, certain times of the year can still offer strategic advantages. For instance, September is often a strong month to bring a property to market. With children back in school and families returning from holidays, many buyers refocus their efforts on securing a new home. Additionally, the weather in September tends to be favourable, which can be a boon if your property includes outdoor spaces like a garden or patio.

If your family home in Limerick has a well-maintained garden or other outdoor features, listing it in early autumn could showcase the property at its best. The garden will still be in good condition, and buyers are generally more active as they aim to settle into a new home before winter.

Spring, however, remains a popular time for launching properties. The sense of renewal that comes with spring can make homes feel more appealing, particularly when gardens are in full bloom and daylight hours are longer. If the family home or indeed your own home require any improvements or touch-ups, spring gives you ample time to prepare and present them in their best light.

Before deciding on when to sell, it’s important to understand the current market conditions in both Cork and Limerick. According to the latest data from the Central Statistics Office (CSO), property prices have increased by an average of 8.6% in the past year. Demand remains high, while supply is low—a combination that generally favours sellers.

 Whether you choose to sell in September or wait until next spring, the current market dynamics suggest that you’re likely to find favourable conditions. However, it’s also essential to keep an eye on any emerging trends or economic changes that could affect the market.

The Impact of Home Improvements

One of your siblings has suggested making improvements to the family home, such as a complete repainting. This raises an important question: should you invest in home improvements before selling? The answer depends on several factors, including your target buyer, timeline, and budget.

In today’s market, many buyers are looking for move-in-ready homes. Renovations and upgrades can indeed boost your property’s value and appeal, making it more attractive to these buyers. However, it’s important to consider the current challenges in the construction industry. High building costs and a shortage of contractors can make extensive renovations both time-consuming and expensive. If your goal is to sell quickly, these factors might make large-scale improvements less feasible.

Instead, consider focusing on minor improvements that can be completed relatively quickly and affordably. Actions like decluttering, tidying the garden, or giving key rooms a fresh coat of paint can make a significant difference in how your home is perceived by potential buyers. Fresh paint, especially in neutral colours, can create a clean, modern look that appeals to a wide range of buyers, helping them to envision themselves in the space.

Another often-overlooked aspect of home preparation is kerb appeal. The exterior of your home is the first thing potential buyers will see, and it can set the tone for their entire viewing experience. Maintaining the lawn, trimming hedges, or even planting some seasonal flowers can create a welcoming atmosphere that draws buyers in from the moment they arrive.

Decluttering is another critical step in preparing your home for sale. By removing excess furniture and personal belongings, you can create a more open, spacious environment that highlights the home’s best features.

Develop a cohesive plan – six key steps

Before moving forward, it’s essential to ensure that all family members are on the same page. Open communication is key to developing a unified plan that everyone can support.

1. Family Meeting: Start by having a candid discussion with your siblings about the best time to sell. Consider each person’s views and discuss how the proceeds will be divided and any other financial considerations.
2. Professional Valuation: Obtain a professional valuation from a qualified estate agent. This will give you a clear understanding of the property’s current market value and help you set a competitive asking price.
3. Engage an Estate Agent: Choose an experienced estate agent who can provide insights into local market conditions, recommend potential improvements, and manage the marketing and sale of your property.
4. Minor Improvements: Focus on quick, cost-effective updates that can enhance the home’s presentation. Fresh paint, decluttering, and garden maintenance are all effective ways to improve your home’s appeal without delaying the sale.
5. Legal Preparation: Work closely with your solicitor to ensure that all legal paperwork is in order, including obtaining a Building Energy Rating (BER) certificate, which is required for selling a property in Ireland. Having all documents prepared in advance can prevent last-minute delays once a buyer is found.
6. Determine the Timing: Decide whether to list the property in September or next spring, based on your personal timeline and the readiness of the property. Aligning the sale with your own plans and financial goals is crucial to making the right decision.

While the timing of your sale is important, it’s not as critical as it once was, thanks to the constant connectivity of modern buyers. What matters most is ensuring that your property is well-prepared, competitively priced, and marketed effectively. A well-priced home that reflects the current market value will attract more buyers, potentially leading to a quicker sale.

If you’re eager to move forward, there’s no reason to delay. However, if taking a little extra time allows you to make necessary preparations and ensures that all family members are on board, it may be worth considering. This is especially true if you need to do some work on your own home prior to sale.  

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Majella Galvin is Chair of the Membership and Public Affairs Committee of the Society of Chartered Surveyors Ireland. A chartered surveyor, estate agent and registered valuer at DNG Galvin auctioneers Bandon, she has been working in the property sector for over a decade – www.dnggalvin.ie