Authored by the expert who managed and guided the team behind the Ireland Property Pack
Yes, the analysis of Dublin's property market is included in our pack
If you're thinking about buying property in Dublin, you're probably wondering whether January 2026 is a smart time to make that move or if you should wait.
This article breaks down the latest data on Dublin housing prices, market trends, and what experts are seeing on the ground right now.
We update this blog post regularly as new data comes in, so you're always looking at fresh numbers.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Dublin.
So, is now a good time?
Rather yes, January 2026 can be a good time to buy property in Dublin if you're planning to live there long-term or hold for at least 7 to 10 years, but it's not a "strong yes" because affordability is already stretched.
The strongest signal pointing toward buying now is that Dublin's for-sale inventory remains very tight at around 13,000 listings nationally, which is well below the 20,000 or more that was normal before Covid.
Another strong signal is that Dublin rents are extremely high at about 2,230 euros per month for new tenancies, which keeps buying attractive compared to renting for households who can afford it.
Other signals include Dublin property prices still rising at around 5% year-on-year, improving but not flooding new supply, and strict mortgage rules that make a credit-driven crash unlikely.
The best strategy in Dublin right now is to focus on well-located apartments or terraced houses in areas with good transport links like Drumcondra, Phibsborough, or Ranelagh, plan to hold long-term, and make sure your mortgage is comfortable even if rates or costs surprise you.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Dublin, or should I wait as of 2026?
Do real estate prices look too high in Dublin as of 2026?
As of early 2026, Dublin property prices look high on affordability measures, with the average home selling at roughly 8 times average earnings, which is the most stretched this ratio has been since 2009, but they don't look "bubble high" because strict mortgage lending rules prevent the kind of reckless credit that fueled the mid-2000s crash.
One clear on-the-ground signal that supports prices looking stretched in Dublin is that for-sale inventory remains stuck at around 13,000 listings nationally, well below the 20,000 or more that was typical before Covid, meaning buyers are competing hard for limited choices and sellers can hold firm on pricing.
Another signal worth watching is that a meaningful share of Dublin homes are still settling above asking price according to market reports, which tells you demand is outpacing supply even at these elevated price levels, though this competition is more budget-capped than a few years ago because buyers are hitting affordability walls.
You can also read our latest update regarding the housing prices in Dublin.
Does a property price drop look likely in Dublin as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Dublin over the next 12 months looks low, mainly because supply remains tight, mortgage rules prevent overleveraging, and rents are so high that buying still makes sense for many households.
Looking at the plausible range, we estimate Dublin property prices could move anywhere from minus 3% to plus 7% over the next 12 months, with a soft landing or slow grind upward being more likely than a sharp crash.
The single most important macro factor that would increase the odds of a Dublin price drop is a significant jobs shock, because Dublin's property market is heavily supported by employment in tech, pharma, and financial services, and any major layoffs in these sectors would hit demand quickly.
As of now, a major jobs shock looks unlikely given that Ireland's economy remains relatively resilient, though global tech sector uncertainty means this risk deserves watching over the coming months.
Finally, please note that we cover the price trends for next year in our pack about the property market in Dublin.
Could property prices jump again in Dublin as of 2026?
As of early 2026, the likelihood of a renewed price surge in Dublin within the next 12 months is medium, because while demand remains strong and supply is tight, affordability constraints are already capping how fast prices can realistically climb.
If prices do jump again, we estimate the plausible upside for Dublin property prices over the next 12 months could reach 7% to 10% in a scenario where supply stays constrained and borrowing costs ease.
The single biggest demand-side trigger that could drive Dublin prices to jump again is a meaningful drop in mortgage interest rates, because lower rates would immediately expand what buyers can afford and bring more households into the market.
Please also note that we regularly publish and update real estate price forecasts for Dublin here.
Are we in a buyer or a seller market in Dublin as of 2026?
As of early 2026, Dublin remains closer to a seller's market, especially for well-located apartments and typical family homes like terraced or semi-detached houses, because for-sale inventory is still tight and prices continue rising.
Dublin currently has around 13,000 properties listed for sale nationally, which translates to roughly 3 to 4 months of supply in Dublin proper, and this level typically means sellers have stronger bargaining power because buyers are competing for limited options.
Price reductions in Dublin listings remain relatively uncommon compared to a balanced market, with most well-priced homes attracting multiple interested buyers and a meaningful share selling at or above asking price, which confirms that sellers still hold the upper hand in negotiations.
We have made this infographic to give you a quick and clear snapshot of the property market in Ireland. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Dublin as of 2026?
Are homes overpriced versus rents or versus incomes in Dublin as of 2026?
As of early 2026, Dublin homes look overpriced when you compare purchase costs to incomes, with prices sitting at roughly 8 times average earnings, but they look less obviously overpriced when compared to rents because Dublin rents are extremely high and partly "justify" elevated prices on paper.
The price-to-rent ratio in Dublin currently implies gross rental yields of around 5%, which is not terrible for investors but is below what you'd see in a truly balanced or buyer-friendly market where yields often sit at 6% to 7% or higher.
The price-to-income multiple in Dublin at roughly 8 times earnings is well above the 4 to 5 times range that's generally considered affordable, meaning a typical single-income household cannot comfortably buy without a second income, a large deposit, or family help.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Dublin.
Are home prices above the long-term average in Dublin as of 2026?
As of early 2026, Dublin property prices are above the long-term average and have now surpassed the pre-2008 crash peak in nominal terms, though the market structure today is quite different because lending rules are stricter and supply constraints are doing more of the work to support prices.
Dublin property prices rose roughly 5.4% year-on-year as of October 2025 according to official CSO data, which is moderate compared to the double-digit gains seen during the mid-2000s bubble or the post-Covid surge, suggesting the market is in a slower growth phase.
When you adjust for inflation, Dublin prices are likely still somewhat below the 2007 peak in real terms, meaning today's buyers are not quite at the worst possible entry point, though affordability has worsened because incomes have not kept pace with nominal price gains.
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What local changes could move prices in Dublin as of 2026?
Are big infrastructure projects coming to Dublin as of 2026?
As of early 2026, the biggest infrastructure projects likely to affect Dublin property prices are MetroLink and the DART+ expansion, with areas along the planned routes in North Dublin around Swords, Ballymun, and Drumcondra expected to see the most upside as commute times improve.
MetroLink has secured funding in Budget 2026 and is moving through the planning process, with construction expected to take several years, meaning buyers who get into affected areas now could see price gains as delivery gets closer and certainty increases.
For the latest updates on the local projects, you can read our property market analysis about Dublin here.
Are zoning or building rules changing in Dublin as of 2026?
The most important zoning and building rule change underway in Dublin is the phased rollout of the Planning and Development Act 2024, which aims to speed up the planning process and unlock more housing supply over time.
As of early 2026, the net effect of these planning reforms on Dublin prices is uncertain in the short term because transition periods can actually slow things temporarily as developers and local authorities adapt, but over the medium term, faster approvals should help ease supply constraints and moderate price growth.
The areas most affected by these rule changes in Dublin are likely to be the inner suburbs and brownfield sites in areas like Docklands, Poolbeg, and parts of Dublin 7 and Dublin 8 where large-scale apartment developments have historically faced planning delays.
Are foreign-buyer or mortgage rules changing in Dublin as of 2026?
As of early 2026, mortgage rules in Dublin remain stable under the Central Bank's existing loan-to-income and loan-to-value framework, but rental sector reforms starting on 1 March 2026 could indirectly affect property prices by changing landlord incentives and potentially pushing more ex-rental properties onto the sales market.
Ireland does not currently have major foreign-buyer restrictions like taxes or bans being actively considered, so this is not a significant factor likely to move Dublin prices in 2026.
On the mortgage side, the most relevant rules are the existing 3.5 times income limit and the requirement for at least a 10% deposit for most buyers, and there are no major changes to these being signaled for 2026, which provides stability for buyers planning their budgets.
You can also read our latest update about mortgage and interest rates in Ireland.
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.
Will it be easy to find tenants in Dublin as of 2026?
Is the renter pool growing faster than new supply in Dublin as of 2026?
As of early 2026, renter demand in Dublin is still outpacing new rental supply, which is why rents remain elevated at around 2,230 euros per month for new tenancies despite some improvement in housing completions.
The clearest signal of renter demand in Dublin is continued population growth and household formation driven by employment in multinational companies, combined with young professionals and students who cannot yet afford to buy.
On the supply side, Dublin completions jumped in 2025 with a 35% increase in Q2 alone, but most new units are apartments in specific areas, and the total volume is still not enough to satisfy the backlog of demand that has built up over years of undersupply.
Are days-on-market for rentals falling in Dublin as of 2026?
As of early 2026, days-on-market for rentals in Dublin remain very short, with well-priced properties in popular areas typically finding tenants within 1 to 3 weeks, and sometimes within days in the most in-demand neighborhoods.
The difference between best areas and weaker areas in Dublin is significant: rentals in Dublin 2, Dublin 4, Dublin 6, and Dublin 7 often get snapped up almost immediately, while properties in outer suburbs or those with poor transport links may take 4 to 6 weeks or longer.
The main reason days-on-market stays low in Dublin is simple undersupply: there are far more people looking for rentals than there are available units, so anything priced reasonably gets absorbed quickly.
Are vacancies dropping in the best areas of Dublin as of 2026?
As of early 2026, vacancies in Dublin's best rental areas like Dublin 2 (Docklands), Dublin 4 (Ballsbridge, Sandymount), Dublin 6 (Ranelagh, Rathmines), and Dublin 7 (Stoneybatter, Phibsborough) are already extremely low and have been for years.
These best areas have vacancy rates that are effectively near zero in practical terms, while the overall Dublin market also has very tight vacancies, meaning landlords in prime locations rarely experience any gap between tenants.
One practical sign that best areas are tightening first in Dublin is that rents in these neighborhoods are rising faster than in outer areas, and landlords report receiving multiple applications within hours of listing a property.
By the way, we've written a blog article detailing what are the current rent levels in Dublin.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Dublin as of 2026?
Is for-sale inventory shrinking in Dublin as of 2026?
As of early 2026, for-sale inventory in Dublin remains low and roughly flat compared to last year, with around 13,000 properties listed for sale nationally, which is well below the 20,000 or more that was normal before Covid.
This translates to roughly 3 to 4 months of supply in the Dublin market, which is below the 5 to 6 months typically considered balanced, meaning buyers are still competing for limited choices and sellers can hold firm on pricing.
The single most likely reason inventory stays low in Dublin is that existing homeowners are reluctant to move because they would need to buy again in the same expensive market, and many are locked into favorable older mortgage rates they don't want to give up.
Are homes selling faster in Dublin as of 2026?
As of early 2026, well-priced homes in Dublin are still selling relatively quickly, with the median time from listing to sale agreed typically running around 4 to 10 weeks for mainstream properties, though this is slightly slower than the frenzy years of 2021 to 2022.
Year-over-year, median days-on-market in Dublin appears roughly stable or slightly longer, as affordability constraints mean buyers are taking a bit more time to commit, but the limited inventory keeps things moving faster than in a truly balanced market.
Are new listings slowing down in Dublin as of 2026?
As of early 2026, new for-sale listings in Dublin appear to be running below normal levels, with the MyHome/Bank of Ireland report explicitly noting a gap between first-time buyer demand and existing homeowners willing to move and list their properties.
Seasonally, Dublin typically sees more listings come to market in spring (March to May) and autumn (September to October), and current levels seem unusually low relative to these normal patterns.
The most plausible reason new listings are slow in Dublin is seller caution combined with the "mover's dilemma": homeowners don't want to sell because they would then face the same tight, expensive market as a buyer, so they stay put.
Is new construction failing to keep up in Dublin as of 2026?
As of early 2026, new construction in Dublin is improving but still not keeping up with demand, with completions rising strongly in 2025 (up 35% in Q2) but the total volume still insufficient to close the gap created by years of undersupply.
The recent trend in Dublin completions shows a heavy skew toward apartments rather than houses, which helps overall supply but doesn't perfectly match what some buyers want, particularly families looking for 3-bedroom houses with gardens.
The single biggest bottleneck limiting new construction in Dublin is a combination of high construction costs, labor shortages, and planning delays, though the new Planning and Development Act aims to address the permitting piece over time.
We made this infographic to show you how property prices in Ireland compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Will it be easy to sell later in Dublin as of 2026?
Is resale liquidity strong enough in Dublin as of 2026?
As of early 2026, resale liquidity in Dublin is strong for mainstream homes in desirable areas, meaning well-priced properties typically sell within weeks rather than months, though poorly located or overpriced homes can sit much longer.
Median days-on-market for resale homes in Dublin runs around 4 to 10 weeks for reasonably priced properties, which compares favorably to a "healthy liquidity" benchmark of 8 to 12 weeks, indicating the market is active.
The property characteristic that most improves resale liquidity in Dublin is location near good public transport like Luas, DART, or quality bus corridors, because Dublin's traffic congestion makes commute time a major factor in buyer decisions.
Is selling time getting longer in Dublin as of 2026?
As of early 2026, selling time in Dublin is roughly stable compared to last year for mainstream properties, though sellers at the top end of the market or those with poorly rated energy efficiency (low BER) are seeing longer waits.
The current median days-on-market in Dublin is estimated at around 6 to 8 weeks for well-priced homes, with a realistic range from 3 weeks for hot properties in prime areas to 16 weeks or more for overpriced or difficult-to-sell homes.
One clear reason selling time can lengthen in Dublin is affordability pressure: as prices approach the limits of what buyers can borrow under Central Bank rules, the pool of qualified buyers shrinks, and sellers who don't adjust expectations wait longer.
Is it realistic to exit with profit in Dublin as of 2026?
As of early 2026, the likelihood of selling with a profit in Dublin is medium to high if you hold for at least 7 to 10 years and buy at a fair price, but trying to flip quickly is risky because transaction costs eat into gains and price growth has moderated.
The minimum holding period that most often makes exiting with profit realistic in Dublin is around 5 to 7 years, which gives you time to absorb transaction costs and benefit from at least one cycle of price appreciation.
Total round-trip costs for buying and selling in Dublin typically run around 8% to 12% of the property value (including stamp duty at 1% to 2%, legal fees, estate agent fees at 1% to 2%, and other closing costs), which in euro terms means roughly 40,000 to 60,000 euros on a 500,000 euro property.
The factor that most increases profit odds in Dublin is buying in a neighborhood with strong transport links and rental demand, like Ranelagh, Drumcondra, Phibsborough, or Docklands, because these areas stay liquid and attract consistent buyer interest even in slower markets.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Dublin, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why we trust it | How we used it |
|---|---|---|
| Central Statistics Office (CSO) - Residential Property Price Index | Ireland's official statistics agency and the gold standard for price data. | We used it to anchor actual transaction price trends in Dublin. We relied on it for year-on-year growth figures and cycle positioning. |
| CSO - RPPI October 2025 Release | The most recent official price data available at time of writing. | We used it for Dublin's 5.4% year-on-year price change figure. We treated this as the core truth for price direction into early 2026. |
| RTB/ESRI Rent Index Q2 2025 | Based on actual registered tenancy data from Ireland's rental regulator. | We used it for Dublin's standardized rent of 2,230 euros per month. We relied on it to estimate rental yields and demand pressure. |
| MyHome/Bank of Ireland Q3 2025 Property Report | Major Irish portal partnered with a major bank, with consistent methodology. | We used it for asking prices, inventory counts, and competition signals. We relied on it for the 8 times earnings affordability metric. |
| Central Bank of Ireland - Mortgage Measures | The authority that sets and monitors Ireland's mortgage lending rules. | We used it to explain how lending limits cap crash risk. We relied on it to interpret buyer demand through a credit lens. |
| Government of Ireland - Rental Sector Reforms | Official government policy publication with scope and effective dates. | We used it to identify rule changes affecting landlord behavior in 2026. We relied on it to explain potential shifts in rental supply. |
| Government of Ireland - Planning and Development Act 2024 | Official commencement schedule for major planning law overhaul. | We used it to explain why planning throughput could change. We relied on it to flag 2025-2026 as a transition period. |
| CSO - New Dwelling Completions Q1 2025 | Official counts of delivered housing supply by type and area. | We used it to understand the supply pipeline reality in Dublin. We noted the apartment-heavy mix in Dublin City completions. |
| Department of Transport - Budget 2026 | Official government funding commitments for infrastructure. | We used it to identify MetroLink and DART+ as price-relevant projects. We relied on it to map likely beneficiary neighborhoods. |
| Property Price Register (PSRA) | Official register based on stamp duty declarations for all transactions. | We used it as a reality-check tool for what actually sells and at what price. We relied on it for neighborhood-level sanity checks. |
| CSO - SILC 2024 Household Income | Official baseline for Irish household purchasing power. | We used it to anchor income reality for affordability comparisons. We relied on it to prevent price-to-income claims from being vague. |
| OECD Housing Prices Indicator | Provides internationally comparable affordability ratios. | We used it as a benchmark lens to compare Ireland's affordability to peers. We relied on it to judge overheating signals objectively. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Ireland. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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