Ireland has long had a presence on the Costa del Sol — from the speculative frenzy of the Celtic Tiger era to the steadier, more considered buyers returning to the market today. In a recent episode of The Country Files, Mary Dunne of MP Dunne Hamptons International and Sean Canon, Sales Director at Panorama Properties, sat down with Peter Franke of Franke & de la Fuente to discuss what defines the Irish buyer — and what agents and sellers need to understand when working with them.
A Market with Deep Roots
The Irish connection to the Costa del Sol is not new. Mary Dunne has been working with Irish buyers for over 20 years, and Panorama Properties has a similarly long track record. After the collapse of the Celtic Tiger, Irish buyer activity slowed considerably — but the market is clearly recovering. As Mary noted:
“very good sales in 2025 to Irish”
— Mary Dunne, MP Dunne Hamptons International
The Profile: Lifestyle Over Investment
Today’s Irish buyer is primarily purchasing a second home. Ireland is an EU member state, which means no visa restrictions and:
“no issues with bringing your money in”
— Sean Canon, Panorama Properties
For most, the Costa del Sol is simply “it’s a second home for them” — not a relocation. Irish buyers tend to be “avid golfers” and gravitate towards golf-oriented communities in areas like Mijas Costa and La Cala de Mijas . They tend to be older couples, often retiring early, and they mix easily — there is no concentrated Irish enclave as exists with some other nationalities.
A Changed Buyer After the Celtic Tiger
Understanding the Celtic Tiger is key to understanding today’s Irish buyer. During that era, the approach was entirely speculative. As Mary Dunne described it:
“The Irish fellow is going to come in, ‘I’ll have that, that, that, and that'” — buying off-plan and “hoping to offload them before completion.”
— Mary Dunne, MP Dunne Hamptons International
When the boom collapsed, many were left severely exposed. The Irish buyer today has been “taught them a lesson” by that experience. They are now “a lot more conservative” — Sean Canon describes it as adopting:
“a Northern European mentality”
— Sean Canon, Panorama Properties
Everything must be “100% by the book.”
The Transparency Gap
One of the biggest adjustments for Irish buyers in Spain is the lack of price transparency. Back home, comparable sales are publicly accessible. In Spain, buyers are largely:
“led by your real estate agent”
— Sean Canon, Panorama Properties
The discrepancy can be significant. Sean Canon pointed to a recent case where the same villa was advertised with:
“a difference of 900,000” euros between different agencies.
— Sean Canon, Panorama Properties
Without a transparent register of completed sales, buyers simply “can’t verify it.” This makes aligning with “a very reputable lawyer” and a knowledgeable, ethical agent not optional — it is essential.
The Tax Reality
The cost of buying in Spain comes as a surprise to many Irish buyers. In Ireland, stamp duty on a resale property is 1% up to €1 million, and 2% above that. In Andalusia, the equivalent transfer tax on a resale property is 7% — and for new developments, buyers face 10% VAT plus an additional 1.2% stamp duty. Total transaction costs in Spain are roughly 9.5–10% for resale and up to 14% for new build, compared to 1.5–2.5% in Ireland.
Inheritance tax is another area of significant divergence. Ireland levies 33% above a €400,000 threshold between parents and children. Andalusia’s threshold is €1 million before inheritance tax applies — a material difference for buyers thinking about the long-term implications of owning property in Spain. Capital gains tax also differs: non-residents selling in Spain pay 19%, versus Ireland’s 33%.
How to Work with Irish Buyers
Irish buyers are pleasant to work with — but they are not to be underestimated:
“They’re a tough bunch” who “like to haggle” and can be “quite difficult.”
— Mary Dunne, MP Dunne Hamptons International
The approach that works is a “softly, softly approach.” Pressure tactics will not land well. Trust is everything:
“Trust is a big part of it” — say something that does not ring true and they will “just distance themselves.”
— Sean Canon, Panorama Properties
Irish buyers also tend to be understated about their wealth. Many come from successful entrepreneurial backgrounds, carry themselves in a “low key” manner and prefer “not draw attention to themselves.” As Mary Dunne put it:
“Don’t ever judge a book by its cover.”
— Mary Dunne, MP Dunne Hamptons International
Build trust, follow through consistently, and the relationship tends to be long-term. Lose it once — and it is gone.
This article is based on Season 2, Episode 2 of The Country Files, produced by Franke & de la Fuente.
