Authored by the expert who managed and guided the team behind the Ireland Property Pack
Everything you need to know before buying real estate is included in our Ireland Property Pack
Ireland's property market continues its upward trajectory as we reach mid-2025, with house prices climbing 8.7% year-on-year and further growth expected. Despite rising costs, buying property in Ireland offers long-term value compared to renting, particularly for those planning to stay several years. The market presents diverse opportunities from €250,000 starter homes in regional areas to €600,000 family properties in Dublin's suburbs.
If you want to go deeper, you can check our pack of documents related to the real estate market in Ireland, based on reliable facts and data, not opinions or rumors.
Ireland's housing market in June 2025 shows strong demand with prices up 8.7% annually, offering buyers diverse options from city apartments to rural cottages across different budgets. The market favors long-term buyers over renters, with mortgage payments often lower than equivalent rents, though upfront costs remain substantial at 10% deposit plus fees.
| Aspect | Key Information | 2025 Outlook |
|---|---|---|
| Price Growth | 8.7% year-on-year increase in 2024 | 3-7% projected growth |
| Best Investment Areas | Dublin commuter belt, Cork suburbs, Galway | Strong rental demand continues |
| Budget €250k | 1-bed Dublin apartment, 3-bed rural house | Limited urban options |
| Budget €400k | 2-bed city house, 4-bed suburban home | Good suburban choices |
| Budget €600k | 3-bed Dublin house, luxury regional property | Premium market segment |
| Rental Yields | 4-6% in major cities | Stable with high demand |
| Living Costs | €150-300/month utilities, €300-800/year tax | Moderate inflation expected |
What types of houses can you buy in Ireland right now, and how do they vary by location?
The Irish property market offers apartments, terraced houses, semi-detached homes, detached properties, and traditional cottages, with significant variation between urban and rural areas.
In Dublin, Cork, and Galway city centers, you'll primarily find apartments and terraced houses commanding premium prices due to high demand and limited space. A one-bedroom apartment in Dublin typically starts at €250,000, while similar properties in Cork or Galway might be €50,000-€100,000 less. Suburban areas offer more semi-detached and detached homes with gardens, providing better value for families.
Rural Ireland presents the best value, with detached houses and traditional cottages available at significantly lower prices than urban equivalents. In counties like Leitrim, Roscommon, or parts of Donegal, €250,000 can buy a substantial four-bedroom detached house with land. Traditional architectural styles vary by region - lobby-entry houses dominate the south and east, while direct-entry houses and byre-dwellings are common in the north and west.
Modern developments in commuter towns like Naas, Drogheda, and Ennis offer new-build estates with energy-efficient homes ranging from two-bedroom starter homes to five-bedroom detached properties. These areas provide a middle ground between urban convenience and rural affordability.
How have Irish house prices changed recently, and what can we expect for the rest of 2025?
Irish house prices have experienced remarkable growth over the past five years, with a nominal increase of approximately 70% nationwide.
The year 2024 saw continued momentum with an 8.7% year-on-year price increase, maintaining the upward trajectory from previous years. Dublin led the charge with double-digit growth in some areas, while regional cities like Cork and Galway saw increases of 7-9%. Even traditionally affordable regions experienced significant appreciation, though from a lower base.
As of June 2025, most market analysts predict continued growth for the remainder of the year, with forecasts ranging from 3% to 7% depending on location and property type. Dublin and its commuter belt are expected to see the higher end of this range due to persistent supply shortages and strong demand from both domestic and international buyers. Regional cities should see moderate growth of 4-5%, while rural areas may experience slower appreciation of 2-3%.
This continued growth stems from fundamental supply-demand imbalances - Ireland needs approximately 50,000 new homes annually but continues to deliver only 30,000-35,000. Combined with population growth, returning emigrants, and increased immigration, demand significantly outpaces supply, supporting price growth through 2025.
Is buying more cost-effective than renting in Ireland during 2025?
Buying property in Ireland generally proves more cost-effective than renting over the long term, especially if you plan to stay for more than five years.
Monthly mortgage payments on a €350,000 property with a 10% deposit typically run €1,400-€1,600, while renting an equivalent property costs €1,800-€2,200 monthly in Dublin or €1,200-€1,500 in regional cities. This immediate monthly saving of €200-600 makes buying attractive, though you must factor in maintenance costs, property tax, and insurance adding approximately €300-€500 monthly to ownership costs.
The real advantage emerges through equity building - after 10 years, you'll have paid down roughly €50,000-€70,000 in principal, creating wealth rather than paying a landlord. Additionally, rent increases average 5-7% annually, while fixed-rate mortgages protect against payment increases for up to 10 years. The break-even point typically occurs around year 4-6, depending on local market conditions.
It's something we develop in our Ireland property pack.
However, buying requires substantial upfront costs including a 10% deposit (€35,000 on a €350,000 home), stamp duty (1-2%), legal fees (€2,000-€3,000), and survey costs (€500-€800). If you lack €40,000-€45,000 for initial costs or plan to relocate within three years, renting remains the practical choice.
What's the complete process for buying property in Ireland as a non-resident or expat?
Non-residents and expats can freely purchase property in Ireland following a structured eight-step process.
First, secure mortgage approval in principle from an Irish lender - non-residents typically need 20-30% deposits versus 10% for residents. Major banks like AIB, Bank of Ireland, and Permanent TSB offer non-resident mortgages, though terms are stricter. Next, search properties using Daft.ie, MyHome.ie, or engage estate agents like Sherry FitzGerald or Savills who understand international buyer needs.
After viewing properties and selecting one, make an offer through the estate agent. Once accepted, pay a booking deposit (typically €5,000-€10,000) to secure the property - this is refundable until contracts are signed. Immediately appoint an Irish solicitor experienced in conveyancing for non-residents; expect to pay €2,000-€3,500 for their services.
Arrange a structural survey (€400-€800) and the lender's valuation. Your solicitor will review contracts, investigate title, and ensure no legal issues exist. Once satisfied, sign contracts and pay the balance of deposit (usually 10% total). The final step involves completing the sale 4-6 weeks later - your solicitor coordinates fund transfers, registers the property in your name, and handles stamp duty payment.
Non-EU citizens face no additional restrictions but may need to demonstrate source of funds for anti-money laundering compliance.
Where can you find trustworthy property listings and real estate agencies in Ireland?
Ireland's property market is well-served by established online platforms and reputable agencies operating nationwide.
Daft.ie and MyHome.ie dominate the online property search market, collectively listing over 95% of available properties. Daft.ie typically features 25,000-30,000 properties at any time, offering detailed search filters, price tracking, and market reports. MyHome.ie provides similar comprehensive coverage with virtual tours and detailed area guides. Both platforms are free to use and updated daily by estate agents.
For agency representation, several firms stand out for reliability and market coverage:
- Sherry FitzGerald - Ireland's largest agency with 100 offices nationwide
- Savills Ireland - Premium properties and international expertise
- DNG (Douglas Newman Good) - Strong Dublin and urban presence
- Lisney Sotheby's International Realty - Luxury market specialists
- RE/MAX Ireland - Extensive network with local expertise
Regional specialists like Rooney Auctioneers in Galway or Cohalan Downing in Cork offer deep local knowledge. When selecting an agent, verify their Property Services Regulatory Authority (PSRA) license, check online reviews, and ensure they're members of professional bodies like IPAV or SCSI.
What kind of property can different budgets buy across Ireland?
Your property buying power in Ireland varies dramatically between Dublin and regional areas, with location being the primary price determinant.
| Budget Range | Dublin City/Suburbs | Other Cities (Cork/Galway/Limerick) | Commuter Towns | Rural Ireland |
|---|---|---|---|---|
| €250,000 | 1-bed apartment, older 2-bed terrace (needs work) | 2-bed apartment, 3-bed terrace house | 3-bed semi-detached, older detached | 4-bed detached with land, renovated cottage |
| €400,000 | 2-bed modern apartment, 3-bed terrace/semi | 4-bed semi-detached, smaller detached | 4-bed detached, new builds | Large detached, period property, substantial land |
| €600,000 | 3-bed family home, premium 2-bed apartment | Premium 4-bed detached, period homes | 5-bed detached, luxury new builds | Estate properties, renovated period homes, 5+ acres |
| €800,000+ | 4-bed house in premium areas | Waterfront properties, large period homes | Luxury estates, architect-designed | Country estates, equestrian properties |
Dublin commands the highest prices - €600,000 buys a modest three-bedroom semi-detached in suburbs like Clontarf or Rathgar, while the same budget secures a five-bedroom detached house with substantial gardens in Cork or Limerick suburbs. Commuter towns within 30-60 minutes of Dublin like Naas, Maynooth, or Wicklow offer middle-ground value.
The most dramatic value emerges in rural counties - €400,000 in Mayo, Leitrim, or rural Cork buys properties that would cost €1 million+ in Dublin, including period homes with several acres.
Which Irish locations offer the best value for different buyer priorities?
Ireland offers distinct advantages across different regions depending on whether you prioritize affordability, investment growth, or lifestyle quality.
For pure affordability, Longford, Leitrim, and Roscommon offer Ireland's lowest property prices, with average houses under €200,000. Limerick city provides the best value among cities, offering urban amenities at 40% less than Dublin prices. These areas suit budget-conscious buyers or those seeking rental investment properties with higher yields.
Growth potential concentrates in Dublin's commuter belt - towns like Ashbourne, Celbridge, and Greystones within 45 minutes of Dublin are experiencing rapid appreciation. Cork's suburbs, particularly Douglas, Carrigaline, and Cobh, show strong growth as multinationals expand operations there. Galway's surrounding areas like Oranmore and Moycullen benefit from the city's tech sector growth.
It's something we develop in our Ireland property pack.
For quality of life, West Cork (Kinsale, Clonakilty), Kerry (Kenmare, Dingle), and Galway's Connemara region offer stunning scenery, strong communities, and outdoor lifestyles. Dublin's coastal suburbs like Malahide, Howth, and Dalkey provide premium living with excellent schools, transport links, and amenities, though at premium prices. University towns like Maynooth and Cork offer cultural vibrancy with more reasonable costs.
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What's daily life really like for foreigners living in Ireland?
Ireland consistently ranks among the world's most welcoming countries for expatriates, offering a high quality of life with minimal cultural barriers.
English as the primary language eliminates communication challenges, while the Irish reputation for friendliness proves genuine - locals readily help newcomers integrate. Major cities host thriving international communities, with Dublin alone home to 50,000+ expatriates from tech companies, creating ready-made social networks. Smaller towns offer equally warm welcomes, though expatriate communities are smaller.
Daily practicalities work smoothly - the healthcare system provides good care through public and private options, schools rank well internationally, and bureaucracy is manageable. Public transport excels in Dublin with buses, trams (Luas), and trains, while other cities have reliable bus networks. Rural areas require cars, but driving on the left becomes natural quickly. Grocery costs match UK levels, restaurants and pubs are plentiful, and cultural activities abound.
Weather remains the primary adjustment - expect 150+ rainy days annually with mild temperatures year-round (5-20°C). Safety levels rank among Europe's highest, with violent crime rare and property crime below EU averages. The main challenges involve high living costs in Dublin and occasionally slower pace of services compared to larger countries.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Ireland versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the complete ownership costs beyond the purchase price?
Owning property in Ireland involves predictable ongoing costs totaling approximately €4,000-€8,000 annually depending on property size and location.
Local Property Tax (LPT) represents the main annual tax, calculated at 0.1029% of property value up to €1.75 million. A €400,000 home incurs approximately €412 yearly, paid in one sum or monthly installments. Home insurance costs €300-€800 annually depending on property size, location, and coverage level - coastal properties often pay more due to storm risks.
Utility costs average €150-€300 monthly, breaking down as: electricity €80-€120, gas heating €50-€100, water €40-€70 (in areas with charges), broadband/TV €50-€80, and refuse collection €20-€30. Budget €1,000-€3,000 annually for routine maintenance including boiler servicing, gutter cleaning, and minor repairs - older properties require higher budgets.
One-time purchase costs include stamp duty at 1% up to €1 million (€4,000 on a €400,000 home), legal fees of €2,000-€3,500 plus VAT, survey costs of €400-€800, and mortgage arrangement fees of €500-€1,500. Property management fees apply only to apartments or managed estates, typically €1,500-€3,000 annually covering common area maintenance and insurance.
What expensive mistakes do buyers commonly make, and how can you avoid them?
Property buyers in Ireland repeatedly fall into predictable traps that cost thousands of euros - here's how to sidestep them.
Skipping professional surveys ranks as the costliest error, with buyers later discovering €20,000+ in hidden repairs for roof problems, dampness, or structural issues. Always commission a full structural survey (€400-€800) even on newer properties - Irish weather creates unique challenges. Similarly, many underestimate total costs, budgeting only for deposits while forgetting stamp duty, legal fees, surveys, and moving costs adding €8,000-€15,000 to purchases.
Emotional overbidding during competitive situations leads buyers to exceed budgets by €20,000-€50,000. Set absolute limits beforehand and stick to them - another property always appears. Location mistakes prove expensive long-term when buyers prioritize house size over commute times, later spending hours daily traveling or needing second cars.
Legal oversights create major problems - some buyers use inexperienced solicitors to save €500, later facing title disputes or boundary issues costing thousands. Always use Property Services Regulatory Authority registered professionals. Finally, many skip mortgage protection insurance or underinsure properties, risking financial catastrophe. Proper coverage costs little compared to potential losses.
It's something we develop in our Ireland property pack.
Where should you buy for long-term rentals, and what returns can you expect?
Ireland's rental market offers strong returns in specific locations, with yields of 4-6% in cities and steady tenant demand nationwide.
Dublin dominates rental demand despite lower yields (4-5%) due to purchase prices. Target areas near universities (Ranelagh, Rathmines), tech hubs (Grand Canal Dock, Sandyford), or hospitals for consistent professional tenants paying €1,800-€2,500 monthly for two-bedroom apartments. Cork and Galway deliver better yields (5-6%) with growing tech sectors attracting young professionals - focus on city center apartments or suburban family homes near business parks.
Limerick provides Ireland's best rental yields (6-7%) with lower purchase prices but strong demand from students and regeneration area workers. University towns like Maynooth or Carlow offer reliable student markets with 6-8% yields on properties under €250,000. Commuter towns within 45 minutes of Dublin like Naas, Newbridge, or Drogheda attract families seeking houses with gardens, providing stable long-term tenants.
| Location Type | Typical Yield | Average Monthly Rent | Tenant Profile | Key Advantages |
|---|---|---|---|---|
| Dublin City Center | 4-5% | €2,000-€3,000 | Young professionals, couples | Constant demand, premium rents |
| Cork/Galway Cities | 5-6% | €1,400-€1,800 | Professionals, families | Growing employment, lower entry cost |
| Limerick City | 6-7% | €1,000-€1,400 | Mixed demographics | Highest yields, regeneration growth |
| University Towns | 6-8% | €400-€600/room | Students | Guaranteed September demand |
| Dublin Commuter Belt | 4.5-5.5% | €1,500-€2,000 | Families | Stable long-term tenants |
Professional tenants in cities typically sign one-year leases, while families in commuter areas often stay 3-5+ years, reducing turnover costs. Factor in management fees (8-12% of rent), annual registration (€90), and maintenance when calculating net yields.
What are the 2025 rules for short-term rentals, and which areas work best?
Short-term rental regulations tightened significantly in 2025, particularly in Dublin and major cities where new restrictions limit investment returns.
In Rent Pressure Zones (covering Dublin, Cork city, Galway city, and parts of other cities), property owners now need planning permission for short-term lets exceeding 90 days annually. Applications cost €1,000-€3,000 and often face rejection in residential areas. Properties rented short-term over 21 days must register with local authorities, paying annual fees of €500-€1,000. Fáilte Ireland registration is mandatory for all short-term lets, requiring compliance with safety standards including fire alarms, emergency lighting, and annual fire safety assessments.
Despite restrictions, certain areas remain profitable for short-term rentals:
- Tourist towns like Killarney, Dingle, and Westport see consistent demand with less restrictive planning
- Coastal areas including Kinsale, Doolin, and Bundoran attract summer visitors
- Wild Atlantic Way properties command premium rates during peak season
- Dublin city center (with proper permissions) maintains year-round corporate and tourist demand
- Properties near major attractions like Cliffs of Moher or Ring of Kerry
Returns vary dramatically - Dublin properties with permission can generate €3,000-€5,000 monthly, while rural tourist areas might see €2,000-€3,000 in summer dropping to €500-€1,000 in winter. Factor in platform fees (15-20%), cleaning, management, and regulatory compliance reducing net yields to 8-12% in prime locations versus 4-6% for long-term rentals, but with significantly more effort and risk.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Ireland's property market in mid-2025 presents compelling opportunities for buyers willing to navigate rising prices and regulatory complexities.
With mortgage payments often below equivalent rents and strong long-term appreciation prospects, purchasing property makes financial sense for those planning to stay five years or longer. Success requires careful location selection, realistic budgeting including all costs, and professional guidance throughout the process.
Sources
- Daft.ie - New Homes for Sale
- Daft.ie - Property for Sale
- Department of Enterprise - Short Term Lets Update
- Central Statistics Office - Property Price Index
- Citizens Information - Steps to Buying a Home
- Global Property Guide - Ireland Price History
- MyHome.ie Property Portal
- FindQo - Affordable Houses in Ireland
- CBRE Ireland - Real Estate Market Outlook 2025
- Initiative Ireland - Housing Report