Get all the data you need about the real estate market in Dublin
SUMMARY
Yes, selectively: now is a reasonably good time to buy property in Dublin if you can comfortably afford it and expect to stay for years, but it is a bad time to stretch financially or chase an average home through a bidding war.
Dublin is no longer moving as one clean market. Official prices are still higher than a year ago, while preliminary transaction data point to weakness in some areas and asking prices remain firm.
Buyers have more choice than they did during the worst of the post-Covid shortage. Around 4,000 homes were listed for sale in Dublin at the start of June, roughly back around the pre-Covid norm, but desirable properties can still close 9–10% above their original asking price.
Affordability is still the main constraint. A typical Dublin purchase sits around €500,000, which means a 90% mortgage can require household income above €110,000 for a first-time buyer under standard lending limits.
Mortgage financing has improved, but not enough to make waiting for lower rates an obvious strategy. A modest fall in rates can be largely cancelled out if the property price rises while you wait.
The supply story is more important for apartments than for established houses. Dublin has more than 24,000 apartments under active construction, which should create more competition in apartment-heavy areas even if it does not reset the whole market.
A broad crash still looks unlikely without a much sharper deterioration in employment, credit demand or forced selling. Flat prices or a modest correction are easier to square with the evidence than a 15–20% citywide fall.
For long-term owner-occupiers, buying compares more favourably with renting because Dublin rents remain extremely high and rental availability is poor. The advantage becomes much weaker if you may need to move again within three or four years.
Landlords face a more demanding calculation. Strong rents help, but high purchase prices, a 70% buy-to-let LTV ceiling, tax, tighter rent rules and incoming apartment supply mean the average deal can still produce a mediocre net return.
The market now rewards selectivity more than timing. Strong finances, a long holding period and the right property matter more than trying to guess the exact month when Dublin prices bottom.
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Why is buying Dublin property such a hard call right now?
Buying property in Dublin right now can make sense, but the market is awkwardly positioned between cooling prices, improving supply and demand that remains surprisingly hard to shake.
The confusion starts with the price data. The CSO's latest Residential Property Price Index still shows Dublin homes 4.6% more expensive than a year earlier. Daft, using preliminary Property Price Register transactions, recently found Dublin selling prices 2.3% lower year-on-year. MyHome, meanwhile, recorded Dublin asking prices rising 4.5%.
These figures measure different things and cover slightly different transaction samples, so they should not move perfectly together. Taken together, though, they point to a clear change. Dublin has moved away from the broad, rapid price increases that defined much of the previous few years. Some parts of the market are already softening while others continue to rise.
Supply is changing too. Daft counted about 4,000 Dublin homes for sale at the start of June, 9% more than a year earlier and roughly back around the pre-Covid average. At the same time, the Department of Housing says 24,246 apartments are being built on active sites across Dublin.
Yet good properties can still generate aggressive bidding. MyHome found Dublin transactions closing at a median 9–10% above the original asking price in May and June.
Financing adds another layer. The Central Bank's latest data put the average rate on new Irish mortgages at 3.48%. Borrowing is easier than at the worst point of the recent rate cycle, although a Dublin home costing roughly half a million euros remains a very large purchase.
That leaves us with a genuinely close call. Buyers today have more choice and slower price growth, while the shortage that has supported Dublin prices for years has clearly not disappeared.
| What is happening in Dublin now? | Latest evidence | Helps buyers? | Helps sellers? |
|---|---|---|---|
| Official Dublin price growth | +4.6% YoY | Slightly | Yes |
| Preliminary Daft sale-price change | -2.3% YoY | Yes | No |
| MyHome asking-price growth | +4.5% YoY | No | Yes |
| Homes listed for sale | ~4,000, +9% YoY | Yes | No |
| Dublin bidding premium | 9–10% above asking | No | Yes |
| Average new mortgage rate | 3.48% | Improving | — |
Are Dublin property prices actually starting to fall?
Dublin property prices are clearly cooling today, but we do not yet have enough evidence to call this a sustained citywide decline.
The official numbers are still positive. According to the CSO's latest index, Dublin residential prices rose 4.6% over 12 months. Houses gained 3.9%, while apartments jumped 7.0%. Dún Laoghaire-Rathdown houses rose 4.8%, compared with 3.2% in Fingal.
The direction underneath those annual figures is softer. National property inflation slowed to its weakest rate in more than two years, and Dublin's annual rate fell from 5% in the previous CSO release to 4.6%.
Daft found an even sharper shift. Its preliminary analysis of Property Price Register transactions showed Dublin sale prices 2.3% below the comparable period a year earlier. Daft cautioned that late registrations could change that figure, so it would be too early to call this proof of a correction.
What looks convincing is the slowdown itself. Daft's Dublin listing-price inflation has dropped to around 3%, roughly half the 5.5% rate seen a year before. MyHome has also described the start of the year in the official transaction index as the softest since 2020.
That gives buyers something they have lacked for several years: the possibility that waiting a little longer does not automatically mean chasing a rapidly rising market.
A modest decline from here would be easy to imagine. A large fall needs much stronger evidence.
Get fresh and reliable data on the Dublin property market
New apartments are priced against what an institution will pay for a whole block rather than what one buyer should. Where asking prices sit furthest from what places actually earn and resell for.
How expensive is a Dublin home today?
A typical Dublin home now costs around €500,000, and that headline hides an enormous gap between cheaper outer districts and some of the most expensive neighbourhoods in Ireland.
The CSO puts Dublin's median completed transaction at €500,000 over the latest 12-month period. MyHome's median asking price for new Dublin listings was almost identical at €495,000.
That consistency is useful. We are seeing roughly the same order of magnitude in actual purchases and newly advertised properties rather than relying on one particularly expensive slice of the market.
The geography changes everything. The CSO recorded a €682,334 median in Dún Laoghaire-Rathdown, compared with €480,000 in Dublin City. At Eircode level, Blackrock's A94 reached €851,750 and Dublin 6 was around €765,000, while Dublin 17 stood near €337,000.
Property type creates another large divide. Recent Daft listings put a typical one-bedroom apartment around €295,000 and a two-bedroom apartment around €365,000. A three-bedroom house was closer to €495,000, while four-bedroom houses were roughly €775,000.
A buyer with €400,000 and another with €700,000 are basically operating in different Dublin markets. Any claim that Dublin property as a whole is cheap, expensive or attractive quickly becomes misleading once we look below the city average.
| Dublin property | Indicative price now | Difference from €500k |
|---|---|---|
| 1-bed apartment | ~€295,000 | -€205,000 |
| 2-bed apartment | ~€365,000 | -€135,000 |
| Typical Dublin transaction | ~€500,000 | — |
| 3-bed house | ~€495,000 | -€5,000 |
| Dún Laoghaire-Rathdown median | ~€682,000 | +€182,000 |
| 4-bed house | ~€775,000 | +€275,000 |
Are Dublin buyers finally getting more power?
Dublin buyers have more room to choose today, although attractive homes can still turn into bidding contests very quickly.
Daft's stock data gives us the clearest improvement. Around 4,000 properties were available for sale in Dublin at the start of June, up 9% from one year earlier. More importantly, that was broadly in line with the average seen before Covid.
This is a meaningful change from the extreme shortage of listings that made many buyers feel they had to bid on whatever appeared.
The bidding data keeps us from calling Dublin a buyer's market. MyHome found that completed transactions in Dublin during May and June were typically settling 9–10% above their original asking price.
A €450,000 listing closing 9% higher ends up around €490,500. At 10%, it reaches €495,000. That is enough to wreck the budget of a buyer who treated the advertised price as the likely purchase price.
There is also still unusually little movement in the second-hand housing stock. MyHome estimates that only around 2% of Ireland's existing homes change hands each year, the weakest turnover since 2014. For the houses people often want most — established homes in mature neighbourhoods — the choice remains much thinner than the total listing count suggests.
So buyers can be choosier these days, especially when a property has obvious flaws or an ambitious asking price. The strongest homes in desirable Dublin neighbourhoods can still attract enough demand to keep sellers firmly in control.
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Is Dublin property getting any easier to afford?
Dublin property is becoming slightly easier to finance, but it has not become meaningfully affordable for an average household.
According to the CSO, average weekly earnings across Ireland recently grew 3.9% over the year. Dublin residential prices grew a little faster over roughly the same period.
That sounds like a small difference, but buyers are starting from a very high price base.
Take a €500,000 property. A buyer putting down 10% needs a €450,000 mortgage. Under the Central Bank's standard four-times-income rule for first-time buyers, that implies gross household income of roughly €112,500.
For second and subsequent buyers, the standard limit is 3.5 times income. Someone trying to finance the same €450,000 entirely within that rule would need about €128,600 of household income, although existing owners can often bring equity from their current home and borrow much less.
The deposit is only the beginning. Stamp duty adds 1% below €1 million, or €5,000 on a €500,000 purchase. Buyers still need money for solicitors, surveys, valuation, insurance, moving and whatever work the property requires.
Mortgage approvals show that households are still managing to buy despite those numbers. BPFI recorded 6,253 approvals in July, the highest monthly total since its series began in 2011. First-time buyers accounted for 3,575 of them, or 57.2%.
That is strong demand, but it should not be confused with broad affordability. Dublin currently works for plenty of dual-income professional households and equity-rich movers. The entry point remains extremely difficult for buyers whose income sits far below six figures.
| €500,000 Dublin purchase | First-time buyer | Subsequent buyer |
|---|---|---|
| 10% deposit | €50,000 | €50,000 |
| Mortgage required | €450,000 | €450,000 |
| Standard income multiple | 4.0× | 3.5× |
| Approx. income needed | €112,500 | €128,600 |
| Stamp duty | €5,000 | €5,000 |
Should Dublin buyers wait for mortgage rates to fall?
Waiting just for cheaper mortgage rates looks like a weak strategy in Dublin right now because even a small rise in the property's price can wipe out much of the saving.
The latest Central Bank figures put the weighted average rate on new Irish mortgages at 3.48%. Fixed loans represented the overwhelming majority of new mortgage agreements and were priced at broadly similar levels.
That rate is manageable by recent standards. It is also far from the ultra-cheap borrowing people became used to before rates rose.
Let's test what waiting actually buys.
A €450,000 mortgage over 30 years at 3.48% costs roughly €2,016 a month. If rates fall to 3.0% and the property's price stays unchanged, the payment drops to about €1,897. Saving around €120 a month is useful.
Now let the property's price increase by 4%. A €500,000 home becomes €520,000 and a 90% mortgage rises to €468,000. At the lower 3.0% interest rate, the monthly repayment comes to roughly €1,973.
Most of the benefit has disappeared.
There is another reason to be careful with the assumption that mortgage rates will simply keep falling. Interest-rate conditions in Europe can change quickly, so buyers cannot safely build a decision around a guaranteed series of future cuts.
If the right Dublin home is affordable today and we plan to keep it for many years, we would not delay the purchase merely to chase another half-point reduction in mortgage rates.
| Scenario | Home price | 90% mortgage | Rate | Approx. monthly payment |
|---|---|---|---|---|
| Buy today | €500,000 | €450,000 | 3.48% | €2,016 |
| Rate falls, price unchanged | €500,000 | €450,000 | 3.00% | €1,897 |
| Price rises 4%, rate falls | €520,000 | €468,000 | 3.00% | €1,973 |
| Price rises 4%, rate reaches 2.75% | €520,000 | €468,000 | 2.75% | €1,910 |
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New apartments are priced against what an institution will pay for a whole block rather than what one buyer should. Where asking prices sit furthest from what places actually earn and resell for.
Will all the new Dublin housing finally cool prices?
Dublin's construction pipeline is finally large enough to cool parts of the property market, especially apartments, although completed supply is still falling short of what would be needed for a clean reset in prices.
The scale of the pipeline deserves attention. The Department of Housing's latest Dublin survey counted 78,658 homes with planning permission and 31,936 homes either built or under construction across 202 active sites. Of those, 24,246 apartments were actively being built.
That is a large number relative to current delivery.
During the first half of the year, Dublin completed 5,717 homes. Apartments accounted for 3,837 of them, almost two-thirds of the total. In Dublin City itself, apartments made up more than 90% of completions in the second quarter.
Yet the latest quarter was weaker than the headline pipeline suggests. The CSO counted 3,180 Dublin completions in Q2, down 16.4% from a year earlier. Apartment completions nationwide fell 12.2%.
The ESRI's latest forecasts reinforce the gap between a big pipeline and enough finished homes. It expects around 38,500 homes to be completed across Ireland this year and just under 40,500 next year, while still forecasting that housing supply will remain below demand.
For Dublin buyers, the location and type of this construction matter more than the giant permission number. Thousands of apartments can compete directly with existing apartments in the same broad catchment. A Victorian terrace in Rathmines or a family house on an established south Dublin street has much less comparable new supply coming behind it.
We therefore expect the construction wave to create more choice and weaker price growth before it produces a broad collapse in Dublin values.
| Dublin housing supply | Latest figure | What we take from it |
|---|---|---|
| Homes with permission | 78,658 | Very large pipeline |
| Homes built/under construction on active sites | 31,936 | Much more concrete |
| Apartments actively under construction | 24,246 | Biggest pressure is on apartments |
| Dublin H1 completions | 5,717 | Delivery remains far below pipeline |
| Dublin Q2 completions YoY | -16.4% | Supply growth is uneven |
| Apartment share of Dublin H1 completions | ~67% | New supply is heavily concentrated |
Could Dublin property prices actually crash?
A Dublin property crash looks unlikely under today's conditions; flat prices or a modest correction are much easier to defend from the evidence.
A serious housing crash usually needs more than expensive homes. Buyers have to disappear, credit has to seize up, forced selling has to increase sharply, or the market has to become flooded with unwanted properties.
We currently see very little of that.
Employment remains high. The latest CSO Labour Force Survey counted about 2.84 million people working across Ireland and unemployment around 5.1%.
Credit demand is also strong. BPFI's record July mortgage-approval figure shows plenty of households are still trying to purchase homes, and mover approvals reached their highest monthly volume since 2021.
Irish lending rules give the market another layer of protection. Most first-time buyers are capped at four times gross income and subsequent buyers at 3.5 times, while owner-occupiers generally need at least a 10% deposit. Those constraints do not prevent house prices from falling, but they limit the kind of highly leveraged borrowing that can make a downturn much more violent.
Dublin's improving stock of properties for sale is encouraging for buyers rather than alarming for the market. Returning toward a normal pre-Covid level is very different from a glut.
The case for weaker prices is still credible. As seen above, Dublin price growth is slowing, affordability is stretched and Daft's preliminary transaction figures have already dipped into negative territory.
Those ingredients could easily produce a few years in which prices go sideways or slip modestly. For a 15–20% fall, we would want to see a much bigger deterioration in employment, lending, demand or forced sales than anything visible now.
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Are Dublin apartments or houses the better buy now?
Dublin houses look safer than generic apartments for long-term capital preservation today, while apartments still offer the much easier entry point.
Apartments have recently risen faster. The latest CSO figures show Dublin apartment prices up 7.0% over the year, compared with 3.9% for houses.
That recent performance does not automatically make apartments the better purchase from here.
Their biggest advantage is price. A one-bedroom Dublin apartment can still be found around the €300,000 mark and a typical two-bedroom around the mid-€300,000s. For many first-time buyers, that is the only realistic route into ownership.
Their biggest risk is supply. The Dublin construction pipeline is overwhelmingly apartment-heavy. Thousands of units are currently moving through construction, with particularly large concentrations in development zones and transport-linked suburban areas.
Comparable new apartments arriving nearby can cap how aggressively an older unit can be priced. They also give future buyers alternatives.
Established houses face a different supply problem. Dublin can build new suburban housing estates, but it cannot easily reproduce a Georgian house in Dublin 4, a red-brick terrace in Dublin 6 or a mature family home beside an established school network.
Service charges also deserve more attention than buyers sometimes give them. An apartment that looks €100,000 cheaper than a house can carry several thousand euros a year in management fees, and poorly managed blocks can develop expensive remediation problems.
We would still happily buy the right Dublin apartment, particularly one with a good layout, strong transport, sensible service charges and real owner-occupier appeal. Purely interchangeable apartments beside a huge new-build pipeline deserve a tougher price test.
Does buying beat renting in Dublin right now?
For someone planning to stay in Dublin for many years, buying currently has a strong case because renting is extraordinarily expensive and rental supply remains tight.
The newest RTB/ESRI Rent Index shows the standardised national rent for a new tenancy at €1,839 per month, up 9.1% year-on-year.
Dublin is more expensive. Daft's latest rental report found Dublin market rents still 6.5% above the previous year in June. The quarterly pace cooled sharply after the jump seen earlier in the year, but the level tenants are paying remains extremely high.
Rental availability is also poor. Recent Daft data showed the number of Dublin properties available to rent falling 18% despite the introduction of new rental rules.
That makes waiting expensive.
A buyer borrowing €450,000 over 30 years at around the current average mortgage rate pays roughly €2,016 per month. The comparison with rent is imperfect because homeowners also pay insurance, maintenance, Local Property Tax and possibly service charges. Buyers also tie up a large deposit.
Part of every repayment, however, reduces the mortgage balance. Rent does not.
The time horizon decides most of this question. Buying for two or three years is risky because stamp duty, legal costs and selling costs consume a meaningful amount of money, while a small price decline can wipe out any equity gained.
Over seven to ten years, the case becomes much stronger. A buyer can ride through a soft property cycle, amortise a meaningful part of the loan and stop being exposed to Dublin's rental market.
For a household that knows it wants to remain in Dublin, waiting indefinitely while paying today's rents is far from a free option.
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Is Dublin property still worth buying as a landlord?
Dublin can still work for a landlord, but today's purchase prices leave much less room for an average deal to produce an attractive return.
Rental demand is certainly strong. The newest RTB data shows new-tenancy rents accelerating nationally, while Daft still has Dublin market rents 6.5% higher than one year earlier. Recent rental availability in the capital has fallen too.
A landlord therefore has little reason to worry about Dublin suddenly running out of tenants.
The numbers become harder once we move from rent to return.
Buy-to-let borrowers generally face a 70% loan-to-value ceiling under Central Bank rules. A €365,000 apartment therefore requires at least €109,500 of equity before stamp duty, furnishing, legal costs and any renovation.
The rental rules changed significantly as well. For new tenancies starting from March 2026, rent increases during a tenancy are generally capped at CPI inflation or 2%, whichever is lower. Landlords can reset to market rent in certain circumstances between tenancies, but termination rules have become more protective of tenants.
Tax takes another slice. Irish rental income is taxable after allowable expenses, with the final burden depending heavily on the owner's personal tax position.
And investors need to think about what is being built next door. As pointed out above, Dublin currently has more than 24,000 apartments under active construction. That does not remove rental demand, although it can create more competition for both tenants and future buyers in apartment-heavy districts.
For a landlord, we would judge Dublin property one unit at a time. A well-priced apartment with a strong rent-to-price ratio can still make sense. Paying a premium simply because “Dublin rents always rise” is a much weaker bet these days.
Who should wait before buying property in Dublin?
Buyers stretching to the absolute limit should wait, while financially comfortable long-term buyers have much less reason to sit on the sidelines.
The clearest warning sign is a purchase that only works at the maximum mortgage the bank will allow.
Someone taking on a €450,000 mortgage because four times household income happens to permit exactly €450,000 has very little room for error. Childcare, repairs, job changes or a more expensive refinancing period can quickly turn a technically approved mortgage into an uncomfortable one.
Waiting can be useful when it materially strengthens the buyer's position. Building a larger deposit, paying down expensive debt or getting a meaningful salary increase can improve affordability far more than trying to guess the exact bottom of Dublin property prices.
Apartment buyers with flexibility also have a reason to be patient. Large amounts of new supply are moving through construction, so certain areas may offer better choice as projects complete.
Short-term buyers should be even more cautious. If there is a good chance of leaving Dublin within three or four years, stamp duty, legal fees, selling costs and normal property-price volatility make purchasing harder to justify.
What would make us less inclined to wait? Secure income, a healthy emergency fund, repayments comfortably below the household's limit, and a home that genuinely works for the next seven to ten years.
Under those conditions, finding the right Dublin property matters more than finding the perfect month to buy it.
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So, is now a good time to buy property in Dublin?
Yes, selectively: now is a reasonably good time to buy a Dublin home if we can comfortably afford it and plan to stay for years, but it is a poor moment to stretch financially or buy an average property at any price.
The current Dublin market has become more attractive to buyers than it was during the most frantic phase of the housing shortage.
Price growth is cooling. Sale inventory has improved. Construction is adding genuine competition, particularly among apartments. Mortgage financing is also less painful than during the recent rate peak.
At the same time, there is very little evidence that Dublin is suddenly becoming cheap. A typical purchase is still around half a million euros. Desirable homes can sell well above asking. Rental scarcity remains severe, employment is strong and mortgage approvals show that buyers are still coming into the market in large numbers.
Those conditions reduce the odds that waiting will deliver some dramatic bargain.
The buyers we like most today are owner-occupiers with a long horizon. If a household has secure income, a solid deposit, enough cash left after completion and a property that should work for at least seven years, we would be comfortable buying now.
We would be considerably more demanding with apartments because incoming supply varies so much by area. We would also be cautious with landlords because high rents alone do not guarantee a good net return at current purchase prices.
A stretched buyer has the easiest decision: wait. Dublin property is expensive enough that there is little value in winning a bidding war only to spend the next decade worrying about the mortgage.
For everyone else, the market currently rewards selectivity more than timing. The days when almost every Dublin property seemed to rise regardless of price or quality are fading. Buyers have more choice, price momentum has weakened and some submarkets are starting to behave differently from others.
That is a decent environment for a patient buyer who is prepared to walk away from an overpriced home. It is still a dangerous one for anyone who feels they simply have to buy before prices run away again.
| Buyer today | Our judgment | Why |
|---|---|---|
| Long-term owner-occupier with strong finances | Buy selectively | Current conditions are reasonable |
| First-time buyer with comfortable repayments | Reasonably good time | More stock and manageable financing |
| Buyer borrowing at the absolute limit | Wait | Too little financial margin |
| Buyer likely to move within 3–4 years | Usually wait | Costs and price risk are too high |
| Flexible apartment buyer | Be patient and compare hard | Large supply pipeline |
| Landlord buying an average-yield property | Usually pass | High entry price compresses returns |
| Investor finding an unusually strong yield | Deal-specific | Good purchases still exist |
OUR METHODOLOGY
This analysis asks whether now is a good time to buy property in Dublin. It is not a price forecast and it is not a collection of market opinions. We break an unusually ambiguous buying decision into the parts that can actually be tested: price momentum, buyer competition, affordability, financing, housing supply, downside risk, rent versus buy, property type and buyer profile.
We use different datasets for different jobs. Completed transactions help show what buyers are actually paying; asking and listing data show how the live market is behaving; construction and completion figures show how supply is evolving; and mortgage, employment and rental data help test whether the forces supporting demand are strengthening or weakening.
Where the evidence points in different directions, we keep the disagreement rather than forcing a single headline number. That is why annual price growth is separated from more recent transaction momentum, planning permissions are separated from homes actually under construction or completed, and lower mortgage rates are tested against the possibility that prices move while a buyer waits.
No single statistic determines the conclusion. We assess the evidence point by point and look for convergence across the different dimensions. The aim is to see whether the wider set of recent facts makes buying, waiting or becoming more selective the more defensible choice.
We also do not assume one answer fits every buyer. A financially comfortable owner-occupier planning to stay for seven to ten years faces a very different decision from a stretched borrower, a short-term buyer or a landlord. The final judgment reflects those differences.
For structural facts, we prioritised official and regulatory sources. These include the CSO Residential Property Price Index, the Property Services Regulatory Authority's Residential Property Price Register, the Central Bank of Ireland's retail interest-rate data, the Central Bank mortgage measures, the BPFI July 2026 mortgage approvals, and the Revenue stamp-duty rules.
For supply and broader economic conditions, the key sources are the Department of Housing's Dublin housing-pipeline data, the CSO New Dwelling Completions Q2 2026 release, the ESRI Quarterly Economic Commentary, Summer 2026, the CSO earnings data, and the CSO Labour Force Survey Q2 2026.
For rental conditions and landlord rules, we used the RTB/ESRI Rent Index, the Department of Housing's March 2026 rental-sector reforms, and Revenue's guidance on allowable rental expenses and taxable rental income.
Direct market evidence comes from the MyHome Q2 2026 Property Report, the Daft reports hub, The Irish Times' coverage of Daft's Q2 2026 housing findings, and RTÉ's coverage of Daft's Q2 2026 rental report. These sources are used where they directly observe asking prices, listings, bidding or rental availability rather than to replace official transaction data.
This structured aggregation of recent evidence is the basis of the conclusion. It gives more weight to what is actually changing in Dublin — and to which buyer is making the decision — than to market mood or a single headline indicator.
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