The starting point
Knowing the buyer does not settle value, title, tax treatment or the terms of a sale. Establish the property interest, obtain appropriate advice and record the agreed process. If an independent valuation is needed, define its purpose before asking for the figure.
Separate the relationship from the property facts
A family may agree in principle that one person should retain a home. That is a starting point, not a complete transaction. Identify the property, any land or buildings included, occupation arrangements and the person entitled to agree the sale.
An informal understanding can leave each person with a different picture of what is happening. Write down the practical points while relationships are good: who is instructing advisers, how information is shared and what decisions still need agreement.
Be clear about the valuation’s purpose
The parties may want an independent reference point for negotiations. A tax adviser may need a valuation for a separate purpose or date. Explain both requirements at the outset; do not presume one short sales estimate will serve every recipient.
Revenue’s guidance distinguishes a tax valuation date from other dates relevant to gifts and inheritances (Revenue, 2026c). For Stamp Duty, Revenue treats a transfer for less than market value as a gift; gifts of land or buildings are generally assessed on market value, subject to the applicable exemptions or reliefs (Revenue, 2025a). Take tax advice before fixing the terms of a proposed gift or below-market transfer. A valuation report does not decide the tax consequences.
Avoid an unexplained discount
People can have legitimate reasons for agreeing a particular arrangement, but those reasons should not be confused with the market-value opinion. Explain any proposed adjustment to the advisers rather than asking the valuer to build it into an independent figure. The basis of value must fit the defined instruction (Fothergill, 2026).
For illustration, a family might discuss allowing someone time to move or leaving particular contents in the house. Those are terms to document and advise on; they do not automatically establish how the property itself should be valued.
Agree what happens if plans change
A buyer’s finance may take longer than expected. A survey may identify an issue. The legal extent may differ from what either side assumed. Discuss how queries and changes will be handled, and leave the contractual provisions to the solicitors.
Keep decisions in a shared record through the agreed professional channel. That can help prevent an ordinary delay being interpreted as a change of mind or a personal slight.
Choose the service that answers the need
Some owners need full estate-agency advice and an open-market sale. Others already have a proposed buyer and primarily need valuation evidence and legal advice. Explain the situation rather than selecting a service by its name alone.
The first conversation should establish the decision, the people relying on the work and the limits of the instruction. That keeps the property evidence useful without pretending it resolves every family or financial question.
References
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Revenue (2026c) What is the valuation date?. Available at: What is the valuation date? (Accessed: 1 November 2026).
Revenue (2025a) Gifts. Available at: Gifts (Accessed: 1 November 2026).
Fothergill, J. (2026) When is a figure a valuation? Understanding scope, purpose and basis under Red Book. Available at: When is a figure a valuation? Understanding scope, purpose and basis under Red Book (Accessed: 1 November 2026).
Further reading
Wylie, J.C.W. (2020) Wylie on Irish Land Law. 6th edn. Bloomsbury Professional. Edition, context & purchase links View / buy at publisher
Wyatt, P. (2022) Property Valuation. 3rd edn. Wiley-Blackwell. Edition, context & purchase links View / buy at publisher
Books listed for further reading have not necessarily been consulted in full. See the reading room for the basis of each recommendation.
General information for Irish property matters. The requirements of a particular instruction should be discussed with the appropriate professional. Editorial approach and source policy.
Put the guidance into practice
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