Shut The Front Door: “Still Listed. Already Gone. Welcome to Buying in Ireland.”

Why Some Listings Just Won’t Disappear (and What It Means for You)

A year ago, we coined the term “Silent Sale Agreed” to describe a uniquely Irish phenomenon: properties that remain on Daft.ie long after the handshake has happened and the deal is underway. It looked strange then. It’s even stranger now.

But in 2025, this quiet reality is more relevant, and more frustrating, than ever.

The Irish property market is walking a tightrope. According to Daft.ie, there are over 15,500 properties listed at the moment. But a meaningful percentage of these are already sale agreed. So why are they still visible? Because, frankly, visibility is currency. In a market where conveyancing can drag on for 100+ days, sellers keep their listings live as insurance, a safety net in case the current buyer falls through.

For buyers, especially those based abroad, this isn’t just a glitch. It’s maddening. You spot your dream home, send the inquiry, and… silence. 

Or worse, you hear it’s already off the table.

It feels like you’re ghosted. But the truth is darker: you were never even in the conversation.

Like Building IKEA in the Dark

A few years ago, we managed a sale where the communication breakdown between solicitors was so profound it bordered on parody. Weeks went by without updates. One party had moved offices. Another had gone on leave to what felt like Yemen (no email / phone / homing pigeon). Vital documents were misplaced, then misfiled. No one seemed to know who was meant to speak to whom, or when.

At one point, the buyer, a family relocating described the process as "orienteering; searching for clues." We said it felt more like building flatpack furniture in the dark - with half the instructions missing and a few screws thrown into the wrong box. Progress was possible, but only with guesswork, patience, and sheer bloody-minded persistence.

And that’s the real cost of a sluggish, opaque conveyancing process. Deals die in silence. Energy gets wasted. Buyers burn out. Sellers lose momentum. And all the while, properties linger online, whispering promises they can’t keep.

This Is Not Solicitor Bashing

Let’s be clear: this isn’t about blaming solicitors. Some are doing an exceptional job in a system that is, frankly, not built for speed or clarity. The problem is structural: outdated communication methods, under-resourced legal teams, and a lack of central accountability.

But if you’re a buyer - especially one navigating this from overseas - the reason matters less than the result.

 You need certainty, not excuses.

Three Ways to Avoid Silent Confusion:

1. Communicate for upfront clarity,  Always ask if a property is sale agreed or at an advanced stage before you invest emotional energy. A good agent will tell you straight.
   

2. Hire a buyer’s representative. Someone who knows the landscape and can access the real story behind a listing. We do this daily. Imagine saving months and money by having someone ask the right question…
   

3. Choose a proactive solicitor.  One who won’t just wait for calls, but drives the process. Ask them how they handle delays, and how often they update you and sometimes being open about how you like to communicate helps them see your perspective.
   

A More Informed Way to Buy

At Rhatigan Real Estate, we work quietly and persistently behind the scenes to give you a clear picture of where each property really stands. Not everything that looks available truly is, and not everything that’s gone is beyond reach. (an example being a property agreed very recently)

We speak directly with agents, read between the lines, and raise the right questions early. It’s not about shortcuts or noise. It’s about helping you move with clarity, at the right time, with no surprises.

Because in this market, certainty is rare. 

But it’s not impossible, with the right eyes on the ground.

If it feels unclear, it probably is. That’s where we come in.