Selling From Abroad: How to Sell Your Lucan Home as a Non-Resident
Selling from abroad works well for Lucan homeowners who plan ahead. You appoint a local estate agent and an Irish solicitor, then sign documents remotely or through a power of attorney. However, non-residents still pay Irish Capital Gains Tax on any gain, and higher-value sales may need a CG50 clearance certificate.
Why Selling From Abroad Needs a Clear Plan
Thousands of Lucan homeowners now live in Sydney, Toronto, London or Dubai. Many still own the family home, an old starter apartment or a house they inherited. When the time comes to sell, distance adds a layer of complexity to selling from abroad.
You can’t pop over for a viewing, sign at your solicitor’s desk or check the house after a storm. As a result, the sale relies on the right people, clear paperwork and good communication across time zones.
This guide explains each step, from your tax position and signing documents overseas to getting the proceeds into your foreign bank account.
Who Counts as a Non-Resident Seller?
Your tax residence, rather than your citizenship, decides how Revenue treats you. In general, you are tax resident in Ireland for a year if you spend 183 days or more here. Similarly, you become resident if you spend 280 days here across the current and previous year, with at least 31 days in each.
If you don’t meet either test, Revenue usually treats you as non-resident. That said, residence rules have several exceptions. Therefore, confirm your status with a tax adviser before you agree a sale.
Your Team on the Ground in Lucan
When you sell from overseas, your local team becomes your eyes and ears. Choose people who respond quickly and explain things clearly.
A Local Estate Agent
Your estate agent values the home, prepares it for market, runs viewings and manages the bidding. Always check that your agent holds a current PSRA licence. In addition, ask how they report back to overseas clients, for example through weekly video calls or email updates.
An Irish Solicitor
Your solicitor handles the conveyancing, title documents and contracts. Furthermore, they receive the sale proceeds into their client account and pay off any mortgage. Pick a solicitor who regularly acts for clients living abroad.
A Tax Adviser
Non-resident tax rules can be complex. A tax adviser can calculate your Capital Gains Tax, apply any reliefs and file your return. They can also explain how the sale affects your tax in your new country.
How Selling From Abroad Works: Step by Step
The process follows the same stages as a standard Irish sale. However, you complete most of it remotely.
- Get a valuation. Your agent inspects the property and gives you a realistic price, often over a video call.
- Appoint your solicitor early. Then they can locate the title deeds and flag any problems before you list.
- Order a BER certificate. You need a valid BER before you advertise the home.
- Prepare the home. Your agent can arrange cleaners, minor repairs and professional photography for you.
- Launch the marketing. Your listing then goes live on Daft.ie, MyHome.ie and the agent’s own buyer database.
- Approve offers remotely. Your agent reports every bid in writing, so you can accept or decline from anywhere.
- Sign the contracts. Next, you sign in front of a notary abroad or through your attorney in Ireland.
- Close the sale. Finally, your solicitor completes the transfer and sends you the net proceeds.
Signing Documents From Overseas
Signing is often the part that worries overseas sellers most. Fortunately, you have two practical options.
Signing in Person Before a Notary
Your solicitor can post or courier the contract and transfer deed to you. You then sign them before a notary public or another approved witness in your country. For some countries, the documents also need an apostille, which confirms the notary’s signature.
Using a Power of Attorney
Alternatively, you can give a trusted person in Ireland a power of attorney. This lets them sign the sale documents for you. Usually, a family member or a professional takes on this role.
You still need to sign the power of attorney itself in front of a witness abroad. Also, the buyer’s solicitor will check that it covers the sale of this specific property.
Comparing Your Signing Options
| Factor | Sign Documents Yourself | Use a Power of Attorney |
|---|---|---|
| Control | You sign every document | Your attorney signs for you |
| Speed | Courier time adds days or weeks | Your attorney can sign in Ireland straight away |
| Cost | Notary and courier fees | Solicitor fee to draft it, plus notary fee |
| Best for | Simple sales with flexible timelines | Tight timelines or hard-to-reach time zones |
| Main risk | Lost post or missed deadlines | Choosing someone you fully trust |
Proving Your Identity
Anti-money laundering law requires Irish solicitors and estate agents to verify every seller. So expect to provide certified copies of your passport and proof of your overseas address. Your solicitor will tell you who can certify these documents in your country.
Tax When Selling From Abroad as a Non-Resident
Living abroad doesn’t take your Lucan home outside the Irish tax net. Irish property stays within Irish Capital Gains Tax (CGT), wherever you live.
Capital Gains Tax on Irish Property
CGT applies to the gain, which is the sale price minus what you paid and your allowable costs. Revenue currently charges CGT at 33%, and each person gets an annual exemption of €1,270. For example, legal fees, estate agent fees and the cost of improvements usually reduce your gain.
Principal Private Residence Relief
If the house was once your main home, Principal Private Residence (PPR) relief may cover part or all of the gain. Revenue normally treats the final 12 months of ownership as a period of occupation. However, the years you lived abroad and the house sat empty or let can reduce the relief.
CGT Clearance Certificate (CG50)
For residential sales over €1 million, the buyer must withhold 15% of the price unless you provide a CG50 clearance certificate. Therefore, if your Lucan home sells above that figure, ask your solicitor to apply to Revenue early. In contrast, most Lucan homes sell well below this threshold, so it rarely applies.
Tax in Your Country of Residence
Your new country may also tax the gain. In many cases, a double taxation agreement lets you claim credit for the Irish tax you paid. Consequently, speak to an adviser in both countries before you sign.
Looking After an Empty Lucan Home While You’re Away
An empty house needs active care, especially through an Irish winter. Use this checklist to protect your property and your sale.
- Insurance: Tell your insurer the home is unoccupied, because many policies limit cover after 30 days.
- Local Property Tax: Keep LPT up to date, since your solicitor must show it is paid before closing.
- Vacant Homes Tax: Check whether it applies, as Revenue charges it on homes used for less than 30 days in a year.
- Utilities: Keep the heating on a low timer to prevent damp and burst pipes.
- Keyholding: Leave keys with your agent so they can carry out regular checks and let in contractors.
- Post: Redirect your post, so you don’t miss letters from Revenue or your solicitor.
Viewings and Marketing When You Can’t Be There
Your agent handles every viewing, so you don’t need to fly home. In practice, an empty house is often easier to show, because buyers can visit at short notice.
Strong online marketing matters even more when you’re away. For instance, high-quality photography, a video walk-through and an accurate floor plan help buyers shortlist your home quickly. Meanwhile, ask your agent to share viewing feedback after each open viewing, so you stay informed.
Getting the Sale Proceeds Abroad
On closing, the buyer’s funds go to your solicitor’s client account. Your solicitor then clears any mortgage, pays the agent and deducts their fees. After that, they transfer the balance to you.
Banks can charge high fees and poor exchange rates on large international transfers. So compare your bank against a regulated currency transfer provider. Also, give your solicitor your account details in writing and confirm them by phone, since fraudsters often target property sales.
Expert Guidance From a Lucan Estate Agent
Lorraine Mulligan, Broker at Team Lorraine / RE/MAX and a 27-year veteran Lucan estate agent, has guided sellers through more than 7,000 property sales. Many of those sellers lived in the UK, Australia, Canada or the US.
Her advice is to start the paperwork before you list. First, appoint your solicitor and check the title deeds. Then sort out the power of attorney early, because delays often come from paperwork rather than buyers.
How We Help Overseas Sellers
Team Lorraine / RE/MAX Lucan manages the full sale for clients abroad. That includes video valuations, keyholding, contractor visits, viewings and regular updates that suit your time zone.
This article is general guidance and not legal or tax advice. Because every seller’s situation is different, always confirm your position with a solicitor, a tax adviser or Revenue.
Conclusion
Selling from abroad is simple to manage when you plan it properly. Build a reliable local team, decide early how you will sign, and get tax advice in Ireland and your new country. Above all, keep the empty home insured, heated and checked until the sale closes.
Living abroad and thinking of selling your Lucan home? Book a free valuation over video call and get a clear plan for your sale.
Contact Lorraine Mulligan at Team Lorraine / RE/MAX
📞 +353 1 627 2770
🌐 www.TeamLorraine.ie — book a FREE 2026 Market Strategy Session
📍 Main St, Celbridge, Co Kildare | Unit 2, Lower Main Street, Lucan, Co Dublin
Frequently Asked Questions
Can I sell my house in Ireland while living abroad?
Yes, you can sell your Irish home without returning to Ireland. Your estate agent handles valuations and viewings, while your solicitor manages the legal work. You then sign the documents before a notary abroad or through a power of attorney. In most cases, the whole sale happens remotely.
Do non-residents pay Capital Gains Tax when selling Irish property?
Yes. Non-residents pay Irish Capital Gains Tax on gains from Irish property, currently at 33%. However, Principal Private Residence relief may reduce the bill if the house was once your main home. Your new country may also tax the gain, so get advice in both countries.
Do I need a CG50 clearance certificate to sell my Lucan home?
Only if your home sells for more than €1 million. In that case, the buyer must withhold 15% of the price unless you provide a CG50 from Revenue. Since most Lucan homes sell below this level, the rule rarely applies. Still, your solicitor will confirm it for your sale.
How do I sign the contracts if I can’t come home?
You have two main options. Firstly, you can sign the contracts before a notary public in your country and courier them back. Alternatively, you can give someone in Ireland a power of attorney to sign for you. Your solicitor will recommend the best route for your timeline.
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