As the shortest selling season in the year races to a close, the choices for vendors are grim. They can take their house off the market, rent or brace themselves (and their bridging loans) in the hopes of an early start to 2007.

Despite this being one of the best years in terms of choice and stock in the secondhand market, the prospects for buyers are not much better.

Time spent sitting on the fence, hoping for manna on stamp duty in the budget is money lost as interest-rate rises eat into their borrowing power.

While agents have mixed views as to what will happen on 6 December, few are in doubt as to ECB moves expected the day after.

Although the minister has moved to quash hopes of changes to stamp duty, many agents believe there may be some move at the lower end of the scale for first-time buyers.

However, it is likely that interest-rate rises will immediately counter-balance any bonanza.

So what can we expect for 2007? While most people are agreed that the current hesitation is down to oversupply and uncertainty, ironically, interest rates and increased competition in the mortgage market may provide a way out.

Most agents are agreed that whatever happens in the Budget there will be some carry-over of stock into next year.

But supply still hasn't outstripped demand and buyers hoping for a glut of properties, nervous vendors and lower prices could be in for a shock.

Far from waiting for January or February for a return of confidence, some economists are predicting that December may prove the pivotal month. It'll be a case of the early bird catching the worm.

According to agents, buyers are taking their time and selling periods are lengthening. However, viewings are still good and wise buyers are looking around now with a view to putting down offers early in December.

If this is the case, buyers who are playing the waiting game would need to be in a position to move fast in December.

Agents say that if you wait until 2007, don't expect the level of choice that's available now.

And in a worst-case scenario, if demand exceeds supply, as was the case in the auction market at the start of 2006, it's anyone's guess as to what will happen with property prices.

ONTHE MARKET Lynam Auctioneers. is seeking offers in excess of 1.1m for 50 Mount Albany, Blackrock, Co Dublin, a five-bed semidetached family home, which has been on the market for over two-anda-half months. Savvy buyers may be in a position to negotiate here.

The property is located just off the N11 and accommodation includes a spacious hallway leading to a bright kitchen/breakfast room, utility room, well porportioned living/dining room, TV room, guest WC, a family bathroom and five bedrooms upstairs . . . four double and one single. The attic has also been converted.

For further information contact Lynam Auctioneers & Estate Agents on 01 296 5374,