Begin with the building that exists
An empty house can invite an immediate picture of how it might look again. That picture is useful when it starts a proper enquiry. It becomes less useful if it allows the present condition and practical constraints to disappear from view.
I would keep an “as it stands” file alongside the proposed scheme: the existing accommodation, access, services, condition information and available title and planning documents. The intended finished home belongs in a separate description, with the assumptions that would have to be satisfied.
Investigate before fixing the budget
The CCPC recommends a structural survey to understand serious issues and the likely scale of repairs, while recognising that a survey may not find everything (CCPC, n.d.-d). The inspection brief needs to suit the age and condition of the building. A vacant property may require additional specialist enquiries.
Ask the relevant professionals to distinguish essential repairs, compliance work and discretionary improvements. Obtain a costed scope and allow for the uncertainty that remains. A broad estimate made before investigation should stay labelled as an estimate. A realistic programme also needs to account for professional fees, permissions, services and the time before occupation.
Treat grant support as a separate enquiry
Local Government Ireland explains that the Vacant Property Refurbishment Grant is administered through local authorities, with eligibility conditions, approval of proposed works and potential repayment obligations (Local Government Ireland, 2024). Confirm the scheme and conditions applicable to your property directly with the authority.
Do not treat a possible grant as money already received or add its headline amount automatically to the property’s value. Establish eligibility, approval timing, payment conditions and the funding needed to carry the work meanwhile. The position may differ according to the project and the intended use.
Test the proposal rather than one optimistic outcome
Development valuation guidance recognises the role of assumptions in assessing development property (RICS, 2019). For a refurbishment proposal, the sensible practical question is what happens if costs increase, completion takes longer or the eventual selling price differs from the expectation.
Those scenarios need their assumptions written down. A figure for the property as it stands should not be confused with an appraisal that assumes a completed scheme. Nor should every euro spent be assumed to add a euro of market value: the finished result still needs to be considered against the market.
Make the next decision a manageable one
Before committing to a purchase or major works, identify the next piece of information that could materially change the decision. It may be a survey, a planning opinion, a services quotation or a clearer cost plan. Commission the right piece of work rather than accumulating attractive drawings without resolving the fundamentals.
Older buildings can reward patience and care. A considered instruction recognises that potential has a cost, a timetable and conditions attached. The valuation, technical advice and funding plan should tell a consistent story.
References
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Local Government Ireland (2024) Vacant Property Refurbishment Grant (Croí Cónaithe Towns Fund), updated 29 October 2024. Available at: Vacant Property Refurbishment Grant (Croí Cónaithe Towns Fund), updated 29 October 2024 (Accessed: 1 November 2026).
Competition and Consumer Protection Commission (CCPC) (n.d.-d) First-time buyer guide: Step 6 – Make an offer. Available at: First-time buyer guide: Step 6 – Make an offer (Accessed: 1 November 2026).
Royal Institution of Chartered Surveyors (RICS) (2019) Valuation of development property. Available at: Valuation of development property (Accessed: 1 November 2026).
Further reading
Douglas, J. (2006) Building Adaptation. 2nd edn. Routledge. Edition, context & purchase links View / buy at publisher
Watt, D.S. (2025) Building Pathology: Principles and Practice. 3rd edn. Wiley-Blackwell. Edition, context & purchase links View / buy at publisher
Ratcliffe, J., Stubbs, M. and Keeping, M. (2021) Urban Planning and Real Estate Development. 4th edn. Routledge. Edition, context & purchase links View / buy at publisher
Feilden, B. (2003) Conservation of Historic Buildings. 3rd edn. Routledge. 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
Explore the relevant service and what to prepareThe wider picture
Follow a guided reading route around this question.