This is the public example dossier. It shows what a report looks like, but is not a real customer report.
Analysis dossier
1-bedroom apartment (1 bed), first floor, with balcony and resident parking space in Clontarf, Dublin 3
Wohnanlage nahe Vernon Avenue, Clontarf, Dublin 3 (D03), genaue Adresse im Inserat genannt, hier nicht übernommen · Dublin · Irland
€295,000
€280,830
€252,747
What you have here
The complete inspection report on this property, from the listing and public registers.
- 10 chapters, each available on its own
- Confidence: lowLowered from medium to low. The independent second review does not consider the data base sufficient for the higher level. The lower level is shown here instead of the one the analysis itself assumed. The second review left one serious finding open (Mietrecht). While it is open, confidence cannot exceed medium.
- 9 warning signals, 2 of them serious, and 5 opportunities
- Reference number BAA19F2B-3D9B-4DFA-BAC1-842A7139FD1F ✓
What the full assessment additionally shows
- Lending value and income value, the way a bank calculates them.
- Stress tests for interest, rent and vacancy.
- Your own documents read and checked against the listing.
What you can do now
Financing check
Quick calculator
What the ancillary costs consist of, and what you can push back against (Ireland)
For each item, how binding it is is stated. A legally fixed rate and an official tariff can be recalculated but not negotiated. A statutory upper limit can be enforced: demanding more is not permitted.
Residential property: 1 percent on the portion up to 1 million euros, 2 percent on the portion up to 1.5 million, 6 percent on everything above that. Unbuilt land with no connected building agreement does not qualify, and instead carries the non-residential rate of 7.5 percent.
A fixed amount by value band for registering title, plus the cost of the searches (judgments, planning, bankruptcy). Not a percentage, usually a few hundred euros in total.
In Ireland a solicitor conducts the conveyance by law; there is no notary as on the continent. The fee is negotiable, usually a percentage of the price or a flat sum, plus 23 percent VAT and outlays. The solicitor must set out the costs in writing in advance.
Not compulsory, but by far the most important optional item. Because the seller does not have to disclose a structural defect, the survey is the only point at which one surfaces before signing. Usually a few hundred euros.
Paid by the seller, usually 1 to 2.5 percent plus 23 percent VAT. This creates no separate item for the buyer.
Tax base: Assessed on the purchase price. Stamp duty is banded: each slice of the price is taxed at its own band's rate, not the whole price at one rate. For a NEW build, stamp duty is charged on the net price WITHOUT the 13.5 percent VAT it contains, so the total price must be divided by 1.135 first.
VAT on acquisition: Buying an existing home from a private seller triggers NO VAT. Only the first supply of a new build by the developer carries VAT, at the reduced rate of 13.5 percent, already folded into the price. EXCEPTION WITH UNCERTAINTY since Budget 2026 (announced 7 October 2025): for an apartment in a multi-unit block of at least three units with shared access, only 9 percent is meant to apply until 31 December 2030. The measure depends on an EU-law 'social policy' condition whose precise scope commentators say is still unsettled, with Revenue guidance still pending. Until that is clarified, the full 13.5 percent rate is the safe assumption. Letting residential property is compulsorily exempt, with no option to charge VAT on it (section 97(4), VAT Consolidation Act 2010).
Legal status 2026-08-17. Regional rates depend on the property's location and must be checked against the applicable state law before signing.
The calculation uses your negotiation ceiling of €252,747, not the asking price of €295,000. Calculating financing for a price this dossier advises against would be of little help.
ANCILLARY COSTS IRLAND:
Deutlich niedrigere Nebenkosten als in Österreich oder Deutschland, weil die Grunderwerbsteuer nur 1% beträgt und kein Notar zwischengeschaltet ist. Der Käufer trägt dafür ein höheres Prüfrisiko: Es gilt caveat emptor, der Verkäufer muss bauliche Mängel nicht offenlegen (siehe lib/offenlegung-laender.ts). Der structural survey ist deshalb kein optionaler Luxus, sondern der einzige Schutz, und gehört in jede Kostenrechnung. Stand Juli 2026.
AI financing check (with your profile)
Scan my Home dossier · AI-assisted indication, not a sworn market-value appraisal · valuation conservative incl. 10 % safety discount · Interest/market data as of 2026-07 · Version 663
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The property details, floor plan and location stay as they are. We only research the market assessment again, with current comparables, and create a separate, linked report with today's figures. Costs €3.00 including VAT.