How to value a house for probate in Ireland
The house is usually the single largest asset in an Irish estate and the value matters for two separate reasons: the SA2 filing to Revenue, and the CAT calculation for any beneficiaries inheriting it. This page covers how to get a defensible valuation, who should do it, and what Revenue accepts.
The house is usually the single largest asset in an Irish estate and the value matters for two separate reasons. First, the SA2 filing to Revenue needs an accurate gross estate figure, and the house is nearly always the biggest line. Second, each beneficiary who inherits a share of the property uses the same value in their own IT38 inheritance tax return.
This page covers how to get a defensible valuation that Revenue will accept, who should do it, and the traps that come up most often.
Who can do a probate valuation
Any qualified auctioneer or estate agent can provide a probate valuation in Ireland. You do not need a chartered surveyor for most residential properties. The Probate Office and Revenue both accept written valuations from a named auctioneer on their business letterhead, stating the date of death and the market value as at that date. For agricultural land or commercial property, you may need a specialist valuer with relevant experience.
Step-by-step
Step 1: Commission a date-of-death valuation from a local auctioneer. The valuation must be as at the date of death, not today's price. Ask for a written valuation letter on headed paper stating the property address, the date of death, and the market value at that date. Most auctioneers charge between €150 and €350 for a probate valuation letter, and it usually takes one to two weeks.
Step 2: Use an auctioneer with a known presence in the same postcode. Revenue is more likely to query a valuation from a generalist or out-of-area firm than from a local specialist. For a house in Dún Laoghaire, pick a Dún Laoghaire auctioneer. For a Galway property, pick a Galway firm. Local market knowledge is what makes the valuation defensible.
Step 3: Record the exact basis of the valuation. The letter should state that the figure reflects open-market value between a willing buyer and a willing seller at arm's length. That is the SA2 and CAT basis. A valuation based on refurbished potential, rental yield, or sentimental value is not what Revenue accepts.
Step 4: Adjust for condition at date of death. If the house has been improved, maintained, or has fallen into disrepair since the date of death, the valuation must still reflect the condition at that date. A written note to that effect in the auctioneer letter protects against later Revenue queries.
Step 5: File the value on the SA2 and IT38. The SA2 lists the gross estate value and the date-of-death figure goes there. Each beneficiary uses the same figure on their IT38 return, with the valuation date usually being the date of the Grant of Probate (and most often the same value still applies at that date).
What to watch for
Two valuations are sometimes needed where there is disagreement or where the property is unusual. If beneficiaries disagree on the figure, or if the house is on land with development potential, two independent valuations and an agreed midpoint is a defensible approach. Keep both letters on file.
If the family home qualifies for the Dwelling House Exemption, the value still has to go on the SA2, but the CAT calculation removes it entirely for the qualifying beneficiary. The valuation matters less for tax in that case but still needs to be right for the estate filing.
Related reading
What to do next
Everything you need to complete a personal probate application yourself. Pre-filled SA2 form, 25 personalised notification letters, probate affidavit, asset tracker, appointment briefing, post-Grant administration guide, estate accounts template, and 6 months of milestone email reminders.