Asking price, market value, and the offer worth considering

An asking price is part of a strategy

A seller understandably wants to know what the property might achieve. My philosophy is that honesty is the best policy in property: I will not recommend a figure I cannot support simply to secure an instruction. Ambition is welcome, but it needs a reason. The Law Society also cautions that the highest appraisal may not be the most realistic (Law Society of Ireland, 2026c).

The market is the final arbiter of what a buyer will pay. That does not make good agency work passive. Accurate presentation, considered marketing and diligent negotiation are how we pursue the best price the market can reasonably deliver. The asking price starts the conversation; it does not settle the outcome.

Ask how the suggested figure relates to comparable sales, current competition and the likely buyers. If the recommendation depends on a particular assumption, bring that assumption into the conversation. A sale appraisal should also be distinguished from a formal valuation prepared for a defined purpose.

Price and time belong in the same conversation

When acting for a vendor, my responsibility is to look after that seller’s interests. We should agree what a good result means in their circumstances: the price, the terms and a realistic timeframe. The seller makes the decision about an offer with clear advice and the relevant information.

A stronger offer may be possible if there is time to wait for the right purchaser. That calls for patience, a sound reason for the target and an agreed point at which we review progress. It is not an assurance that more time will produce more money. Discuss the costs of holding the property, any linked move and the uncertainty of waiting before deciding on that course.

Working in partnership means being candid in both directions. Tell me where you have flexibility and where you do not. I should explain what supports the strategy, what would change my advice and what the market response is telling us. Realistic pricing and determined negotiation belong together.

Use feedback properly

Enquiry levels, viewing attendance, and the substance of feedback can help assess how the market is responding. They need interpretation. A quiet week does not necessarily establish that the price is wrong, just as a busy viewing does not guarantee a strong offer.

Set a sensible review point with the agent. Look at the quality of enquiries and any consistent concerns. Consider whether the marketing is accurate and whether access arrangements are practical. A review should be an assessment of evidence, not a reaction to the latest passing comment.

The Property Services Regulatory Authority (PSRA) Property Price Register records completed residential transactions and warns that some entries are not full-market-price transactions (PSRA, n.d.). It can assist the discussion, provided the relevant differences between properties are considered.

A measured outlook on the market

My working view is that sellers should prepare for a steadier market and be cautious about relying on another sharp increase. That is a planning judgement, not a claim that a market peak has been established. Nor would I assume that general inflation tells us what any individual property will achieve.

For context, the CSO release published on 13 October 2026 recorded national residential price growth of 5.1% in the year to August, compared with 5.4% in July. The annual movement remained positive; slower growth did not mean that prices had stopped rising. The latest three months were provisional (CSO, 2026).

Those national figures do not establish a plateau in Strokestown, Dromod or Longford town. For your property, we need relevant evidence and the response from actual prospective buyers. My preference is to plan carefully without either promising endless growth or sounding an alarm that the evidence does not support.

Read the whole offer

The headline figure matters, but a seller also needs to understand the conditions and practical position. Ask what has been established about the proposed buyer’s funding, any linked sale, and the requested timing. Treat assertions as information to be checked through the appropriate process.

This does not mean making promises about a buyer’s ability to complete. Circumstances can change. It means presenting the seller with a clear account of the offer and its conditions, so the decision is informed.

A higher figure with unresolved conditions and a lower figure with a different timetable are not automatically equivalent choices. The seller should consider them with the benefit of professional advice and their own priorities.

Keep expectations realistic after acceptance

The Competition and Consumer Protection Commission (CCPC) distinguishes the sale-agreed stage from the later contractual process (CCPC, n.d.-a). Continue to work with the solicitor and agent on documents, enquiries and arrangements. Avoid treating an indicative date as a certainty.

I want you to understand why the property was priced as it was, what the market is telling us and what each offer involves. Our shared objective is the best achievable result within a realistic timeframe. The commitment is to honest advice, careful work and diligent negotiation; no agent controls the final price or completion date.