What’s Actually Included in a Property Sale? A Simple Guide for First-Time Buyers
Buying a home for the first time can feel overwhelming, especially when you realise that not everything you see during a viewing is automatically included in the sale. Questions like “Does the fridge stay?”, “Are those built-in wardrobes part of the deal?” or “What about the garden shed?” are more common than you’d think.
To make the process clearer, here’s a simple, practical guide to what’s typically included in a property sale in Ireland — and what usually isn’t.
Fixtures vs. Fittings — The Key Difference
Fixtures (Usually Included)
Fixtures are items fixed or attached to the property. These almost always remain unless the contract states otherwise.
Typical fixtures:
- Built-in wardrobes
- Kitchen units and integrated appliances
- Light switches and sockets
- Bathroom suites
- Radiators
- Flooring (tiles, carpets, wooden floors)
- Fireplaces and stoves
- Fixed shelving
If removing the item would cause damage, it’s very likely a fixture — and therefore included.
Fittings (Usually Not Included)
Fittings are items that are freestanding or easily removable.
Common fittings that sellers often take with them:
- Sofas and dining furniture
- Freestanding appliances (fridges, washing machines, dryers)
- Curtains and freestanding curtain poles
- Garden furniture
- Mirrors not screwed into the wall
- Rugs
- Outdoor pots and plants
These are not automatically part of the sale and should be clarified early.
🧾 What’s Typically Included in a Sale?
While every sale is different, most contracts specify:
- Integrated kitchen appliances: oven, hob, extractor
- Built-in storage
- Bathroom fixtures
- Light fittings (but not lampshades unless stated)
- Floor coverings
- Boiler, heating controls, and related systems
- Any item bolted, plumbed, or wired in
Your agent should always provide a detailed contents list before signing contracts. If something important is missing, now is the time to negotiate.
❗ Items Buyers Commonly Assume Are Included — But Aren’t
These catch first-time buyers out all the time:
- Freestanding fridge/freezer
- Washing machine
- Curtains and rails
- Garden sheds
- Outdoor play equipment
- Smart home devices (Nest, Ring, etc.) — unless fixed in place and agreed
- Chandeliers or designer light fittings (sellers sometimes want to keep these)
Never assume — always ask.
💬 Who Decides What Stays?
Ultimately, it’s up to the seller, but everything must be:
- Agreed verbally
- Listed in the contents schedule
- Written into the contract for sale
If it’s not in the contract, it’s not guaranteed.
Tips for First-Time Buyers
- Ask early what’s included — especially appliances and garden items
- Get everything in writing
- Request a contents list before you sign contracts
- Take photos at viewing and note anything you want to ask about
- Don’t rely on assumptions — each sale varies
Final Thoughts
Buying your first home is a huge milestone, and clarity is key. Understanding what’s included in the sale helps you budget properly, avoid surprises, and move into your new home with confidence.
If you’d like help understanding a specific listing or need a quick review of what’s included before placing an offer, feel free to reach out — At Martin Proeprty Consultants, We are always happy to help!
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