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GUIDES & TIPS

Expert insights, market updates and buying advice for international property investors in Ireland.

Cost of Living in Ireland for Americans, in Dollars

November 10, 2026

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How Much Is a House in Ireland in US Dollars?

November 3, 2026

AH Property • Tips & Guides How Much Is a House in Ireland in US Dollars? The official median price...

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Can Americans Buy Land in Ireland?

October 1, 2026

AH Property • Tips & Guides Can Americans Buy Land in Ireland? Yes. Ireland puts no nationality or residency restriction...

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Can You Buy a House in Ireland on a Stamp 1 Visa?

September 9, 2026

AH Property • Tips & Guides Can You Buy a House in Ireland on a Stamp 1 Visa? The short...

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Retiring in Ireland from the USA: Stamp 0 Explained | AH Property

August 13, 2026

Retiring in Ireland from the USA: Stamp 0 and Buying a Home | AH Property AH Property • Tips &...

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Cost of Buying a House in Ireland | Stamp Duty Calculator

July 14, 2026

Cost of Buying a House in Ireland: Buyer's Cost Calculator | AH Property AH Property • Tools & Guides How...

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Buying Property in Ireland From The USA

June 5, 2026

Cost of Buying a House in Ireland: Buyer's Cost Calculator | AH Property AH Property • Tools & Guides How...

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Property Buyer Ireland | Independent Buyer’s Agent | AH Property

May 12, 2026

Looking for a property buyer Ireland expert? My practical advice to help you buy with confidence.

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Why Use a Buyer’s Agent in Ireland Instead of Going Alone?

April 8, 2026

Looking for a property buyer Ireland expert? My practical advice to help you buy with confidence.

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Moving to Ireland From Dubai? Property & Relocation Guide

March 4, 2026

Looking for a property buyer Ireland expert? My practical advice to help you buy with confidence.

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From Visa to Village: Buying Property in Ireland for Foreign Buyers (Expert Guide)

February 5, 2026

Looking for a property buyer Ireland expert? My practical advice to help you buy with confidence.

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Property Buyer Ireland: Independent Buyer’s Agent Advice from Alanna

January 8, 2026

Looking for a property buyer Ireland expert? My practical advice to help you buy with confidence.

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Moving to Ireland from the USA: Step-by-Step Guide to Buying Your Dream Home

December 4, 2025

Moving to Ireland from the USA The Complete Guide for International Buyers and Step-by-Step Guide to Buying Your Dream Home...

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Buying a Second High-Yield Property Investment in Dublin (8%+): Buyers Guide to the Irish Market 2025

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Investing in Irish Property in 2025 The Complete Guide for International Buyers and High-Yield Dublin Landlords Introduction: Why Ireland, Why...

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Buying a Second Home in Ireland | 2025 Market Guide by AH Property

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Why High-Net-Worth Buyers Are Choosing Ireland For Second Homes in 2025 Ireland’s second-home market is entering 2025 with a rare...

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alanna_hughesproperty

Your property search, personally handled
🏡 Buyer’s Agent | Ireland
🌍 Home • Overseas • Relocation
📧 alanna@ahproperty.ie
PSRA 004850-008270

🏡 Buying a property is one of the biggest financia

🏡 Buying a property is one of the biggest financial decisions you’ll ever make. Who’s looking after YOUR interests?

Behind every successful property purchase is a lot more than simply finding the right house.

It’s the research, the viewings, the negotiations, the phone calls, the due diligence and knowing when to push forward — or when to walk away.

That’s where I come in.

At Alanna Hughes Property, I work exclusively for buyers, not sellers.

I deliberately work with a small number of clients at a time because I believe buying a home deserves proper attention, personal service and someone genuinely fighting your corner.

Whether you’re buying your first home, relocating to Ireland or searching for your next property, I’m here to make the process easier, smarter and far less stressful.

📩 Thinking about buying? I’d love to hear from you.

🌐 www.ahproperty.ie

#AlannaHughesProperty #BuyersAgentIreland #BuyingAHouseIreland #IrishPropertyMarket #PropertyAdvice HouseHuntingIreland RelocatingToIreland IrishRealEstate

🏡 SHOULD YOU WAIT FOR PROPERTY PRICES TO COME DOWN

🏡 SHOULD YOU WAIT FOR PROPERTY PRICES TO COME DOWN?

It’s one of the questions I get asked most often by buyers.

And my advice? Don’t try to time the property market.

I’ve spoken to so many buyers who have been waiting for prices to drop, only to find themselves priced out of properties they could have afforded a year or two ago.

The reality is, nobody can tell you with certainty when prices will fall, or if they will fall at all.

What matters is buying the right property, in the right location, at the right price.

That doesn’t mean overpaying. It means understanding the property’s true value, doing your research and knowing when to negotiate — and when to walk away.

A good purchase isn’t about timing the market perfectly. It’s about making an informed decision that works for you.

💬 Are you holding off buying because you’re waiting for prices to drop? I’d love to hear your thoughts.

Alanna Hughes | Independent Property Buying Agent
🌐 www.ahproperty.ie

#IrishPropertyMarket #BuyingAHome #PropertyPricesIreland #FirstTimeBuyerIreland #BuyersAgentIreland AHProperty PropertyAdvice

I can also make this shorter, punchier and more controversial to encourage comments and engagement on Instagram.

🏡 If I was buying a property in Ireland right now,

🏡 If I was buying a property in Ireland right now, here’s exactly what I’d do.

And trust me, after years of working in the Irish property market, there are a few things I would NEVER skip.

✔️ I’d get my finances in order before I started viewing.

✔️ I’d research what properties are actually SELLING for, not just what they’re advertised at.

✔️ I’d spend time understanding the area, the market and what my budget can realistically secure.

✔️ I’d never let emotion dictate how much I bid.

✔️ I’d do my homework on the property before making a serious financial commitment.

✔️ And most importantly, I’d remember that the estate agent represents the seller, not me.

Buying a home is one of the biggest financial decisions you’ll ever make. The more informed you are, the stronger your position.

My advice? Buy with your head, not just your heart.

I’m Alanna, founder of AH Property, and I work exclusively for buyers across Ireland.

📩 Alanna@ahproperty.ie
🌐 www.ahproperty.ie

#AHProperty #BuyingPropertyIreland #IrishPropertyMarket #BuyersAgentIreland #FirstTimeBuyerIreland PropertyAdvice HouseHuntingIreland

🏡 When I view a property, I’m not looking at the c

🏡 When I view a property, I’m not looking at the cushions…

I’m looking at what really matters.

The things you might not notice when you first walk through the door.

🔍 Signs of damp or structural concerns
☀️ Natural light and orientation
🏠 The condition of the property
📍 Location, surroundings and future resale value
💰 Whether the asking price reflects the property’s true value

It’s very easy to fall in love with a beautifully presented home, but beautiful interiors don’t necessarily mean you’re making a good investment.

My job as a buyer’s agent is to look beyond the presentation, spot potential red flags and make sure my clients are buying with their heads, not just their hearts.

Because you can change the cushions… but you can’t change the location! 😉

📩 Buying a property in Ireland? Let’s talk.

Alanna Hughes | Property Buyer’s Agent
🌐 www.ahproperty.ie

#PropertyBuyersAgent #BuyingAHome #IrishPropertyMarket #HouseHuntingIreland #PropertyAdvice FirstTimeBuyer AHProperty BuyingPropertyInIreland

🏡 SALE AGREED… BUT WHAT HAPPENS NEXT? 🔑 Going sal

🏡 SALE AGREED… BUT WHAT HAPPENS NEXT? 🔑

Going sale agreed is exciting, but what happens after your offer is accepted?

That’s where many buyers lose time, money and momentum.

Getting your offer accepted is only one part of the home-buying journey. There’s still plenty to navigate before you get the keys.

For my international clients, having someone on the ground protecting their interests can make all the difference.

💬 Have you ever considered buying a home without seeing it in person?

📩 Alanna@ahproperty.ie
🌐 www.ahproperty.ie

#IrishProperty #HomeBuyingTips #BuyingInIreland #BuyersAgentIreland #PropertyInvestment SaleAgreed BuyingAHome MovingToIreland

🏡 A DAY IN THE LIFE OF A BUYER’S AGENT No two day

🏡 A DAY IN THE LIFE OF A BUYER’S AGENT

No two days are ever the same, and that’s one of the things I love most about what I do!

A little glimpse into what goes on behind the scenes at AH Property.

🔑 Renovation project inspections
🏡 Property viewings for clients
🔍 Final inspections before closing
📞 Plenty of client calls, updates and negotiations in between!

Being a buyer’s agent is about so much more than finding a property. It’s about being there throughout the entire buying journey, managing the details, solving problems and making sure my clients have someone firmly in their corner.

Some days I’m on the road from morning to evening, but every day is different, and I wouldn’t have it any other way!

Alanna Hughes | AH Property
📧 Alanna@ahproperty.ie
🌐 www.ahproperty.ie

#DayInTheLife #BuyersAgentIreland #AHProperty #PropertyBuyingIreland #IrishProperty BehindTheScenes PropertyExpert

🏡 The BIGGEST mistake buyers make has absolutely N

🏡 The BIGGEST mistake buyers make has absolutely NOTHING to do with money… 👀

It’s falling in love with a house before doing your homework! ❤️

I see it all the time.

You walk through the door, picture your furniture, imagine Christmas mornings and start planning your future there.

And just like that… you’re emotionally invested.

Suddenly, the things that would normally concern you don’t seem quite as important.

🚩 The busy road outside.
🚩 The questionable asking price.
🚩 The work the property needs.
🚩 The bidding creeping beyond what it’s actually worth.

Here’s something I always tell my clients…

You can absolutely fall in love with a property. In fact, I hope you do!

But my job as a buyer’s agent is to make sure your heart doesn’t make a decision your head might regret.

I’ll look at the comparable sales, research the property, investigate potential issues and assess what it’s genuinely worth.

Because there’s a BIG difference between buying a home you love and overpaying for a home you’ve fallen in love with.

❤️ Fall in love with the house. Just make sure the numbers and the facts stack up first.

💬 Have you ever fallen in love with a house and ignored a red flag? I’d love to hear your experience!

📩 Alanna@ahproperty.ie
🌐 www.ahproperty.ie

#AHProperty #BuyersAgentIreland #BuyingAHouseIreland #IrishPropertyMarket #FirstTimeBuyerIreland HouseHuntingIreland PropertyAdvice HomeBuyingTips BuyingPropertyIreland PropertyNegotiation IrishRealEstate

🇮🇪 Moving to Ireland? Don’t start with the house.

🇮🇪 Moving to Ireland? Don’t start with the house. Start with your life.

One of the biggest mistakes I see overseas buyers make is opening the property portals and immediately searching for their dream home.

But before we talk about what you’re going to buy, I want to understand where and how you’re going to live.

Do you want to walk to a coffee shop in the morning?
Do you need a train into Dublin?
Will you have a car?
Do you want countryside and space, or a community around you?
Where will your children go to school?
Do you want the sea nearby?
How important are restaurants, sports, running routes or being able to walk into a town or village?

Because you can find the most beautiful house in Ireland — but if the location doesn’t suit the life you imagined here, it isn’t the right house.

This is particularly important when you’re relocating from overseas and don’t have years of local knowledge to fall back on.

When I work with relocating buyers, we spend time getting the location right first. Then we find the property.

Where you live will affect your life in Ireland far more than an extra bedroom ever will.

If you’re considering relocating to Ireland and don’t know where to start, get in touch.

📩 Alanna@ahproperty.ie
🌐 www.ahproperty.ie

#MovingToIreland #RelocatingToIreland #BuyingInIreland #MovingToIrelandFromUSA #IrishProperty BuyersAgent PropertyBuyer LivingInIreland AHProperty

🏡 BUDGET 2027 — What does it actually mean for pro

🏡 BUDGET 2027 — What does it actually mean for property buyers in Ireland? 🇮🇪

There was plenty announced today, but these are some of the key changes worth knowing if you’re buying, renting, investing or already own property in Ireland:

🏠 Help to Buy: Increasing from €30,000 to €35,000 for eligible first-time buyers of new builds/self-builds.

🔑 Rent Tax Credit: Increasing to €1,150 per person, or €2,300 for a jointly assessed couple.

🛋️ Rent-a-Room Relief: Tax-free threshold increasing from €14,000 to €16,000, with the scheme being extended to certain qualifying detached garden accommodation.

📈 Capital Gains Tax: Standard rate reducing from 33% to 31% for qualifying disposals. Development land remains at 33%.

🏚️ Derelict Property Tax: A new annual tax of 7% of the property’s value is being introduced.

👨‍👩‍👧 Inheritance Tax: CAT tax-free thresholds are increasing — including the Group A threshold from €400,000 to €420,000.

💶 Stamp Duty: No reduction announced for residential buyers.

🔨 Home Energy: €650m+ allocated towards SEAI home-energy upgrades.

🏗️ Housing Supply: More than €9 billion is being invested in building homes.

For buyers, the headline numbers are important — but what matters more is understanding how these changes affect your own buying position, budget and plans.

That’s where good advice and proper research come in.

If you’re planning to buy in Ireland — whether you’re already here or buying from overseas — feel free to get in touch.

📩 Alanna@ahproperty.ie
🌐 ahproperty.ie

#Budget2027 #IrishProperty #PropertyIreland #BuyingAHome #FirstTimeBuyerIreland HelpToBuy IrishHousing PropertyMarketIreland BuyersAgentIreland BuyingInIreland AHProperty

The first time my clients stepped inside this hous

The first time my clients stepped inside this house, they were collecting the keys. 🔑🇮🇪

When they came to me from the US, they had a lovely vision for their retirement: a peaceful home in Ireland, land for horses and other animals, and space to enjoy a slower pace of life.

What they didn’t know was where to begin looking.

So we started with their budget and the everyday life they wanted. I researched locations and properties, mainly across the south east, looking for that balance of countryside, privacy and connection to a community.

We found it in Co. Tipperary. A four-bedroom home with land, beautiful views and amenities within reach. A peaceful retreat where they could begin their next chapter. 🌿

We managed the process from the search right through to the keys, while they were overseas.

Seeing them finally standing outside their own home was such a special moment.

The trust involved in being someone’s eyes and ears for a decision this big is never lost on me. I feel very privileged to do this work—and even happier knowing they’re delighted with their new home. 🤍

If you could start your next chapter anywhere in Ireland, where would it be?

Planning a move but unsure where to start? I’d love to hear what you have in mind.

📩 Alanna@ahproperty.ie
🌐 www.ahproperty.ie

#MovingToIreland #BuyersAgentIreland #RetiringToIreland #IrishCountryLiving #tipperary

They first stepped inside their new home…
on the day they collected the keys. 🔑

From the US to a peaceful new life in Co. Tipperary.

An AH Property client story →

A quieter life in Ireland 🌿

My clients were living in the US and planning their retirement.

They wanted peace, beautiful surroundings and land for horses and other animals.

They knew the life they wanted.
They just weren’t sure where to find it.

We started with how they wanted to live.

I researched locations and properties to suit their budget, focusing mainly on the south east.

Space and privacy mattered—but so did being close to amenities and feeling part of a community.

We found their retreat in Co. Tipperary 🏡

A four-bedroom home with land for their animals, beautiful countryside and incredible views.

Somewhere to enjo

“Do you just send people links from Daft?” 👀 If o

“Do you just send people links from Daft?” 👀

If only buying a home were that simple!

Finding a property is just one part of what I do. So much of my work happens behind the scenes:

🏡 Speaking with selling agents and using my network to find opportunities.
📍 Researching properties and locations to see what actually suits YOU.
🔍 Attending viewings and looking beyond the lovely interiors.
🤝 Managing bidding and negotiation—including knowing when to hold back.
🔑 Coordinating with agents, solicitors and surveyors right through to getting your keys.

And sale agreed? There’s still plenty of work ahead.

For overseas buyers, I’m your person on the ground in Ireland. For buyers here at home, I take a time-consuming process off your shoulders.

I work exclusively for the buyer. My job is to help you buy the RIGHT home, in the RIGHT location, in the RIGHT way.

What part of buying a home would you most like someone to take off your hands? Tell me below 👇

📩 Alanna@ahproperty.ie
🌐 www.ahproperty.ie

#BuyersAgentIreland #BuyingAHome #IrishProperty #FirstTimeBuyerIreland #movingtoireland

Winning the house could be your biggest mistake.

Winning the house could be your biggest mistake.

The agent calls. Someone’s bid five grand more. Do you go again?

Stop a second.

Check three things: what similar homes sold for, what needs fixing, and your own price limit.

Is it worth more—or do you just want to win?

Sometimes, walking away is the right move.

Would you walk away? Tell me below. Save this before you bid.

Some days I have to pinch myself that this is actu

Some days I have to pinch myself that this is actually my job 🤍🏡

Getting to view spectacular country homes like this will always be one of my favourite parts. The setting, the character, the interiors… I’m already imagining where I’d put the furniture before I’ve made it through the front door! 😂

I’ve always loved homes and interiors, but being able to combine that with negotiation and working closely with people is what makes this job so special to me.

Behind every search is someone with their own story, plans and hopes for what comes next. Getting to know them, earning their trust and helping them find a place to call home is such a privilege.

Beautiful houses are a lovely part of it, but it’s the people who make it mean something. Feeling very grateful that I get to do this every day 🤍

Would your dream home be in the countryside? 🌿

📩 Alanna@ahproperty.ie
🌐 www.ahproperty.ie

#IrishCountryHomes #CountryLiving #IrishProperty #BuyersAgentIreland #ahproperty

Sometimes the best thing I can tell a buyer is… “D

Sometimes the best thing I can tell a buyer is… “Don’t buy it.” 🛑🏡

A property can look beautiful online and feel completely different in person. The details might not stack up. Or the bidding can reach a point where it simply doesn’t represent good value anymore.

My job is to give you honest advice, even when that means walking away from a home you’ve fallen in love with.

I work exclusively for buyers, and my fee isn’t a percentage of what you spend. I have no incentive to encourage you to bid higher.

Helping you avoid the wrong purchase matters just as much to me as finding the right one. 🔑

💬 Have you ever walked away from a property and later been glad you did? Tell me below.

📩 Alanna@ahproperty.ie
🌐 www.ahproperty.ie

#BuyersAgentIreland #BuyingAHome #IrishProperty #FirstTimeBuyerIreland #movingtoireland

The seller has someone in their corner. You deserv

The seller has someone in their corner. You deserve that too 🏡🔑

Selling agents play an important role, and I work closely with them to help purchases move forward. Their role is to represent the seller and achieve the best outcome for their client.

My client is YOU, the buyer.

At AH Property, I work exclusively for buyers, getting to know your plans, priorities and budget so I can help you make confident, informed decisions.

From assessing properties and asking the right questions to handling negotiations and supporting you through to getting your keys, I’m there to look after your interests throughout the process.

Whether you’re buying locally or from overseas, you deserve to feel supported at every step 🤍

What part of buying a home are you finding most difficult? Let me know below 👇

📩 Alanna@ahproperty.ie
🌐 www.ahproperty.ie

#BuyersAgentIreland #BuyingAHome #IrishProperty #MovingToIreland #AHProperty

🚨 THE ASKING PRICE IS NOT THE SELLING PRICE. This

🚨 THE ASKING PRICE IS NOT THE SELLING PRICE.

This is one of the biggest things buyers need to understand when buying a property in Ireland 🇮🇪🏡

A home might come to the market at €500,000 — but that doesn’t necessarily mean €500,000 will secure it.

In a competitive market, bidding can move quickly above the asking price.

The important question isn’t just “What are they asking?”

It’s “What is this property actually worth?”

Before bidding, I look at comparable sales, recent activity in the area and what I believe is a realistic value — because knowing when to keep bidding and when to walk away is just as important as finding the property.

💬 What do you think — should properties be advertised closer to the price the seller actually expects to achieve?

I’d genuinely love to hear buyers’ experiences below 👇

📩 Alanna@ahproperty.ie
🌐 www.ahproperty.ie

#BuyingInIreland #IrishProperty #PropertyIreland #BuyingAHome #IrishPropertyMarket FirstTimeBuyer MovingToIreland BuyersAgent HouseHuntingIreland

BUYING IN IRELAND FROM OVERSEAS? 🇮🇪🏡 Thinking abo

BUYING IN IRELAND FROM OVERSEAS? 🇮🇪🏡

Thinking about buying a home in Ireland but you’re not living here yet?

You don’t necessarily need to wait until you arrive to start the process.

A large part of my work is representing buyers who are based overseas — being their eyes and ears on the ground here in Ireland.

From finding the right properties and speaking with selling agents, to viewings, honest feedback, negotiation and then helping manage the purchase right through to the keys 🔑

Buying a home from another country can feel daunting, but with the right person representing you here, it can be done.

If you’re planning a move to Ireland, returning home, or considering buying here from overseas, send me a message and tell me what you’re looking for.

📩 Alanna
AH Property

#BuyingInIreland #MovingToIreland #RelocatingToIreland #IrishProperty #IrishAbroad MovingHomeToIreland PropertyIreland BuyersAgentIreland

Buying property in Ireland doesn’t need to feel co

Buying property in Ireland doesn’t need to feel complicated. 🏡

I make the process simpler, clearer and a whole lot less stressful — from search to keys. 🔑

#BuyingInIreland #IrishProperty #BuyersAgent #PropertyIreland #HomeBuying

Buying a home isn’t just about finding a property

Buying a home isn’t just about finding a property on Daft — it’s about finding the right one, at the right price, and knowing exactly what you’re buying. 🏡

That’s where I come in.

As an independent property buyer’s agent, I work solely for the buyer — from sourcing properties and arranging viewings, to assessing value, negotiating the purchase and supporting you right through to contracts and getting the keys.

Whether you’re a first-time buyer, relocating to Ireland, returning home after years abroad or simply don’t have the time to manage the search yourself, I can be your eyes and ears on the ground.

No percentage-based fees. No incentive for you to spend more. Just independent advice and someone firmly on your side throughout the purchase.

📍 Dublin & surrounding counties | Nationwide searches considered
🌎 Overseas & relocating buyers welcome

Thinking about buying in Ireland? Send me a DM with where you’re hoping to buy and your budget and we can have a chat.

Alanna
Alanna Hughes Property
www.ahproperty.ie

#PropertyBuyer #BuyersAgentIreland #BuyingAHome #IrishProperty #PropertyIreland BuyingInIreland DublinProperty KildareProperty RelocatingToIreland MovingToIreland FirstTimeBuyerIreland IrishAbroad PropertySearch HomeBuyingIreland

🏡 From purchase… to full transformation. Our clie

🏡 From purchase… to full transformation.

Our client is based in Dubai, so we’re managing this entire project here in Ireland on her behalf — from start to finish.

We sourced and secured the property, and now we’re transforming this one-bedroom apartment into her dream two-bedroom home. ✨

This is a complete renovation — new layout, new electrical, new plumbing, kitchen, bathrooms, finishes and everything in between. We’re overseeing the trades, timelines, design decisions and all the details that come with a renovation like this, so our client can manage the entire process from overseas.

The reality right now? Dust, wires and building work. 😅
The vision? Swipe to see where we’re heading. 👉

Would you take on a full renovation from another country? Tell me below 👇

Follow @alanna_hughesproperty to watch this one come together — I’ll be sharing the progress, decisions and transformation along the way.

#PropertyRenovation #IrishProperty #DublinProperty #PropertyIreland #HomeRenovation ApartmentRenovation RenovationIreland PropertyProjectManagement InteriorDesignIreland IrishInteriors BuyingPropertyInIreland OverseasBuyer PropertyBuyerIreland DublinRenovation BeforeAndAfter RenovationJourney DreamHome AHProperty

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