Get all the data you need about the real estate market in Dublin
SUMMARY
Yes. Property prices in Dublin are still rising overall, but the market has clearly slowed and parts of the resale market already look flat or slightly negative.
The cleanest broad measure is still the CSO transaction index, which has Dublin prices up 4.6% year on year. That is real growth, but it is well below the 6.1% pace seen earlier in the year.
The slowdown is not evenly distributed. Dublin apartments are still rising much faster than houses, with annual growth of 7.0% versus 3.9%, so apartment buyers are dealing with a noticeably firmer market.
The biggest warning sign comes from Daft. Its preliminary matched selling-price index shows Dublin prices down 2.3% year on year, which does not overturn the CSO data but does suggest parts of the resale market weakened earlier than the official index.
Supply is finally doing some of the cooling work. Roughly 4,000 second-hand Dublin homes were available around mid-year, about 9% more than a year earlier and close to the capital’s pre-Covid norm.
Competition has eased without disappearing. Buyers are still often paying around 7% to 10% above original asking prices, but Daft’s premium is lower than a year ago, which fits a market that is still competitive but less frantic.
Mortgage demand is the main reason prices have not rolled over more decisively. Approval volumes and values are still rising strongly, and first-time buyers continue to account for close to 60% of mortgage activity.
Affordability is becoming the hard ceiling. With a median Dublin transaction around €500,000, even low-single-digit annual growth adds tens of thousands of euros to the amount buyers need to finance.
Dublin is also now weaker than the rest of Ireland. Official prices are rising more slowly in the capital, and Daft’s asking-price data show an even wider regional gap where supply remains much tighter outside Dublin.
So the important distinction is between direction and momentum: prices are still higher than a year ago, but Dublin no longer looks like a strongly rising market. A mild correction in some segments is plausible from here; a broad crash is not what the current evidence points to.
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Are property prices in Dublin still rising right now?
Yes. Dublin property prices are still rising today, but the latest official data show a market that has clearly lost speed.
The Central Statistics Office’s latest Residential Property Price Index puts Dublin prices 4.6% above their level a year earlier. Houses were up 3.9%, while apartments rose 7.0%. For a city where the median home sold for €500,000 over the latest 12-month period, a 4.6% annual increase still represents roughly €23,000 of additional value on a property at that price point.
The direction over recent months is less impressive. Dublin’s annual growth rate was 6.1% early in the year, then fell to 5.7%, 5.4%, 5.0% and finally 4.6% in the latest CSO release. We are no longer looking at prices accelerating from one quarter to the next.
Other current measures reinforce that cooling trend, although they disagree on exactly how far it has gone. MyHome still had Dublin asking prices 4.5% higher year on year in its second-quarter report. Daft put asking-price growth closer to 3%, while its preliminary selling-price index went further and showed an annual fall.
So yes, Dublin property prices are still rising on the broadest official measure. What has changed is the pace: “rising quickly” no longer fits the data.
| Dublin price measure | Latest annual change | What it tracks | Current read |
|---|---|---|---|
| CSO residential prices | +4.6% | Completed transactions | Prices still rising |
| CSO houses | +3.9% | House transactions | Growth has slowed sharply |
| CSO apartments | +7.0% | Apartment transactions | Still relatively strong |
| MyHome asking prices | +4.5% | New asking prices | Sellers remain confident |
| Daft asking prices | About +3% | Listed properties | Slower growth |
| Daft preliminary selling prices | -2.3% | Listings matched with later sales | Resale market looks weaker |
Why does Daft say Dublin prices fell when the CSO says they rose?
Daft and the CSO can currently give opposite answers on Dublin prices because they are measuring different slices of the market, and Dublin is now weak enough for those differences to matter.
The latest CSO index still shows Dublin residential prices up 4.6% year on year. It is built from Revenue stamp-duty transaction records and adjusts for differences in the types and characteristics of homes sold. For the overall market, this is the measure we give the most weight.
Daft’s second-quarter analysis produced a much weaker result. Its preliminary selling-price index found Dublin house and apartment prices 2.3% below their level a year earlier, the first annual decline in that series since 2023. Daft creates this measure by matching homes previously advertised on its site with later transactions.
Daft also warned that the number could change as more sales were registered. The CSO itself revises its latest three months because stamp-duty filings arrive with a delay.
Still, the difference should not be dismissed. A broad official index at +4.6% and a faster resale measure at -2.3% leave a gap of almost seven percentage points. That is the kind of disagreement we start to see when a previously strong market gets close to flatter conditions and the property mix starts pulling different measures in different directions.
For now, the CSO tells us Dublin prices are still rising overall. Daft tells us parts of the resale market may already have crossed into decline.
| Measure | Current Dublin result | Coverage | How much weight we give it |
|---|---|---|---|
| CSO RPPI | +4.6% | Broad completed transactions | Highest for overall direction |
| Daft selling-price index | -2.3% | Sales matched to Daft listings | Useful early warning |
| Daft asking prices | About +3% | Homes advertised for sale | Shows seller expectations |
| MyHome asking prices | +4.5% | MyHome listings | Confirms asking prices remain positive |
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Is Dublin property-price growth running out of steam?
Yes. Dublin property-price growth has been losing momentum for several months, and the slowdown is now too consistent to write off as a random monthly wobble.
The official annual growth rate has moved down from 6.1% to 4.6%. The latest CSO reading was also lower than the previous month’s 5.0%. Nationally, the annual increase dropped to 5.6%, its weakest rate since early 2024.
MyHome spotted the same slowdown from another angle. Its second-quarter report said official Irish transaction prices had made their softest start to a year since 2020: the national CSO index rose only 0.2% between the end of 2025 and April, despite remaining comfortably positive year on year.
Daft’s Dublin data are weaker again. Asking-price inflation has fallen to roughly 3%, while its early selling-price estimate moved below zero.
There is still enough demand to keep the broad Dublin index positive, so calling the whole market flat would go too far. But on momentum, the answer is easy: Dublin price growth is fading.
Are Dublin apartments still rising faster than houses?
Yes. Dublin apartment prices are currently rising far faster than house prices, so buyers can experience very different markets within the same city.
According to the latest CSO data, Dublin apartment prices increased 7.0% year on year while houses rose 3.9%. Apartment inflation is therefore 3.1 percentage points higher and roughly 80% faster relative to the house growth rate.
The gap becomes even more interesting outside the capital. Apartments elsewhere in Ireland rose 10.2%, compared with 6.0% for houses. Apartments are outperforming houses on both sides of the Dublin boundary.
Construction has not eliminated that pressure. Dublin accounted for 2,006 apartment completions in the second quarter, more than three-quarters of all apartments completed in Ireland during the period. Yet Dublin apartment prices still climbed 7%.
Demand for apartments is still strong even where most of the country’s apartment construction is taking place. Someone shopping for a Dublin apartment today should not assume the broader slowdown in houses has reached their segment to the same degree.
| Property type | Dublin annual change | Outside Dublin | Difference |
|---|---|---|---|
| All residential property | +4.6% | +6.4% | 1.8 pp slower in Dublin |
| Houses | +3.9% | +6.0% | 2.1 pp slower in Dublin |
| Apartments | +7.0% | +10.2% | 3.2 pp slower in Dublin |
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Is every part of Dublin still getting more expensive?
Yes at the broad house-market level, but the pace varies across Dublin and the absolute prices buyers face are wildly different.
The CSO currently records annual house-price increases across the main Dublin regions it reports, ranging from 3.2% in Fingal to 4.8% in Dún Laoghaire-Rathdown. We are therefore not seeing a major Dublin county area posting a broad house-price collapse in the official data.
Price levels are much less uniform. The median Dublin home sold for €500,000 over the latest 12 months, while Dún Laoghaire-Rathdown reached €682,334 and Dublin City stood at €480,000.
Go down to Eircode level and the gap becomes enormous. A94 around Blackrock had a median transaction price of €851,750. D17 was €337,000. Dublin 6 was around €765,000.
That creates very different affordability ceilings. A further 5% rise on an €851,750 home adds more than €42,000. The same percentage on a €337,000 property adds less than €17,000.
This is one reason the Dublin slowdown is likely to stay uneven. Buyers priced out of expensive neighbourhoods can shift demand toward cheaper districts even as the top end gets harder to push higher.
Are Dublin buyers still paying above the asking price?
Yes. Dublin buyers are still paying well above asking price these days, although bidding pressure is less extreme in some datasets than it was a year ago.
MyHome’s second-quarter report found a median Dublin sale premium of roughly 9–10% above the original asking price in May and June. At 9.5%, a home advertised for €500,000 would end up around €547,500.
Daft also found a large Dublin bidding premium, although its methodology produced a lower figure of about 7.1%. A year earlier, Daft had put that premium at roughly 8.7%, so competition has eased on its measure.
The direction is more useful than arguing over a couple of percentage points between platforms. Buyers are still bidding materially above advertised prices, but some of the frenzy has come out of the market.
Dublin can therefore have slower annual price inflation while individual homes still attract several bidders and sell €30,000, €40,000 or €50,000 above their initial asking price. The starting asking price, final sale price and year-on-year market index are different measures.
For buyers on the ground, Dublin still feels competitive. Just less explosive than before.
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Has more housing supply finally started cooling Dublin prices?
Yes. The recovery in homes available for sale is one of the clearest reasons Dublin has cooled faster than much of Ireland.
Daft counted roughly 4,000 second-hand Dublin homes for sale around the middle of the year, about 9% more than a year earlier and close to the capital’s pre-pandemic average. Earlier in the year, availability was still only about 3,100 homes.
That change is substantial because the rest of Ireland remains much tighter. National second-hand supply is still around half its pre-pandemic level, while some markets in Munster and Connacht-Ulster have more than 60% less stock than before Covid. Those are also among the places still seeing the fastest price increases.
Dublin gives us a useful comparison. More homes have come back onto the market, buyers have more alternatives, bidding premiums have eased on Daft’s measure and annual price growth has dropped below the rate outside the capital.
New construction adds supply too, although the numbers have been uneven. Dublin completions jumped 34% year on year in the first quarter, then fell 16.4% in the second. Apartment completions in particular remain concentrated in the capital.
The real improvement currently comes from a combination of new homes and, crucially, more existing owners putting properties up for sale. Dublin is still short of cheap housing, but it is no longer as starved of homes for sale as it was.
| Supply measure | Current picture | Compared with before | Likely effect |
|---|---|---|---|
| Dublin second-hand homes for sale | Around 4,000 | Close to pre-Covid norm | Less bidding pressure |
| Annual Dublin resale-stock change | About +9% | Supply improving | Cooling |
| Dublin Q1 completions | +34% YoY | Strong quarter | Adds supply |
| Dublin Q2 completions | -16.4% YoY | Reversal | Limits the improvement |
| National resale stock | Roughly half pre-Covid level | Still very tight | Keeps Irish prices supported |
Are mortgages still pushing Dublin property prices higher?
Yes. Mortgage demand remains strong enough to keep serious upward pressure under Dublin prices even as more homes come onto the market.
Banking & Payments Federation Ireland recorded 5,631 mortgage approvals in June, up 15.3% year on year. Their combined value reached €1.864 billion, almost 20% higher than a year earlier.
The broader numbers are even stronger. More than 21,000 mortgages worth almost €6.8 billion were drawn down in the first half of the year. The annualised value of approvals reached €17.6 billion, the highest figure in BPFI’s series going back to 2011.
First-time buyers are doing most of that buying. They represented 58.7% of June mortgage approvals and 58.8% of second-quarter drawdowns by number.
That is a lot of purchasing power entering a housing market where supply has improved but remains limited. It helps explain why Dublin has slowed without breaking downward on the CSO measure.
Current mortgage rates are helping at the margin too. The Central Bank put the average rate on new mortgage agreements at 3.49% in June, slightly lower than a year earlier. Financing is hardly cheap, but buyers are no longer facing a rapidly worsening rate environment.
| Mortgage measure | Latest figure | Annual change |
|---|---|---|
| Mortgage approvals | 5,631 | +15.3% |
| Value approved | €1.864bn | +19.7% |
| H1 mortgage drawdowns | 21,232 | — |
| H1 drawdown value | Almost €6.8bn | — |
| Annualised approval value | €17.6bn | Record in BPFI series |
| FTB share of Q2 drawdowns | 58.8% | Largest buyer group |
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Are Dublin homes simply becoming too expensive to keep rising?
For many buyers, yes. Affordability is now one of the strongest brakes on Dublin property prices, even though it has not forced a citywide decline yet.
The median Dublin purchase price is around €500,000. Dún Laoghaire-Rathdown is above €680,000, and several expensive Eircodes are well beyond that.
At those levels, even ordinary annual growth becomes expensive very quickly. Another 4% on a €500,000 home means €20,000. On a €680,000 home it is more than €27,000.
Surveyors are increasingly uncomfortable with those valuations. In the SCSI’s latest mid-year market survey, 92% of estate agents described residential property as expensive or very expensive, up from 84% six months earlier. Only 6% thought prices represented fair value.
Its affordability exercise is even more concrete. A first-time-buyer couple earning a combined €113,000 could still face a funding gap of up to €25,000 for a three-bedroom semi-detached home in parts of the Dublin commuter belt.
Buyers have partly kept up because mortgage values and incomes have risen, while first-time-buyer supports help some households buy new homes. But there is an arithmetic limit to this. Dublin cannot keep adding €20,000–€40,000 to typical prices every year unless household purchasing power rises with it.
That affordability ceiling is one of the main reasons slower Dublin growth is likely to stick around.
Are first-time buyers still strong enough to support Dublin prices?
Yes. First-time buyers remain the biggest mortgage-buying group in Ireland, and their demand is still strong enough to support Dublin prices.
BPFI recorded 3,304 first-time-buyer mortgage approvals in June alone. That was 58.7% of all approvals by number and almost 60% by value.
During the second quarter, first-time buyers also accounted for 58.8% of mortgages actually drawn down. Their drawdown value reached €4.1 billion during the first half of the year, up 10.5% and the highest first-half figure in BPFI’s data series.
The CSO separately recorded 1,705 first-time-buyer residential purchases filed during June.
These buyers have a strong reason to keep looking despite high prices: Dublin’s rental market remains extremely difficult. For someone paying a high monthly rent, buying does not have to look cheap in historical terms. It only has to look preferable to renting for another five or ten years.
But first-time buyers also have hard borrowing limits. Their continued presence can support prices without producing another surge like the one seen during tighter supply conditions.
That is roughly where Dublin sits now: enough first-time-buyer demand to keep the floor firm, but less room for endless bidding higher.
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Is Dublin now one of Ireland’s weaker property markets?
Yes. Dublin property prices are currently rising more slowly than the rest of Ireland, and the gap is large enough to be meaningful.
The CSO has Dublin residential prices up 4.6% year on year versus 6.4% outside Dublin. For houses, the gap is 3.9% versus 6.0%. Dublin apartments rose 7.0%, while apartments outside the capital jumped 10.2%.
Daft’s asking-price data show an even wider regional split. Dublin was around +3%, compared with 4.8% in Leinster outside Dublin, 6.3% in Munster outside the main cities and 8.8% in Connacht-Ulster outside Galway.
Supply goes a long way toward explaining this. Dublin resale stock has recovered toward historical norms. Many regional markets remain dramatically undersupplied.
The starting price also matters. Dublin’s median transaction is already €500,000, compared with a national median of €396,000. Buyers outside Dublin can often tolerate the same percentage increase with a much smaller increase in euro terms.
This is the third time the current evidence points in the same direction: Dublin still has price growth, but it has lost a lot of momentum relative to the rest of Ireland.
| Market | Current annual growth |
|---|---|
| Dublin, CSO transactions | +4.6% |
| Outside Dublin, CSO transactions | +6.4% |
| Dublin, Daft asking prices | About +3.0% |
| Leinster outside Dublin, Daft | +4.8% |
| Munster outside cities, Daft | +6.3% |
| Connacht-Ulster outside Galway, Daft | +8.8% |
Are Dublin property prices already above the 2007 peak?
Yes. Dublin property prices are currently above their previous boom-era peak on the official CSO index, so today’s growth is being added on top of already record-level valuations.
The CSO says Dublin residential prices now stand 10.9% above their February 2007 peak. From their February 2012 trough, prices have risen about 175%.
That history changes how we read a 4.6% annual increase today. Dublin is no longer climbing back from depressed post-crash prices. The market recovered that ground years ago and has since moved into new highs.
Take a purely illustrative property worth €200,000 at the trough. A 175% increase would take it to about €550,000. Another 4.6% from that level adds more than €25,000 in a single year.
There are alternative private indices that use different mixes of homes and do not line up perfectly with the CSO’s historical peak. For the broad transaction market, though, the conclusion is straightforward: Dublin has already moved beyond its previous official high.
That makes the current slowdown easier to understand. Each additional percentage point now requires much more money from buyers than it did during the earlier recovery.
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Could Dublin property prices actually fall from here?
Yes, Dublin prices could fall, and parts of the resale market may already be doing so, but the evidence currently supports a slowdown more strongly than a broad crash.
Several ingredients for weaker prices are already present. Second-hand supply has recovered. Affordability is stretched. Daft’s preliminary Dublin selling-price measure has turned negative. Surveyors are also becoming cautious: the latest SCSI survey found 64% of agents thought prices were still rising but would level off soon, while another 18% believed prices had already peaked.
What keeps the market from looking outright bearish is demand. Mortgage approval volumes are up 15.3% year on year, approval values are up almost 20%, first-time buyers remain highly active and homes are still frequently selling above asking price.
Construction would also have to stay strong for longer before we could say Dublin had decisively solved its supply shortage. Completions have been volatile from quarter to quarter rather than rising in a straight line.
A mild decline would not surprise us, particularly in some house segments or expensive neighbourhoods. A large Dublin-wide drop would need more: much weaker mortgage demand, consistently higher listings, sustained construction and sellers becoming willing to cut prices rather than hold out.
Right now, Dublin looks close enough to flat conditions that a negative quarter or even a negative annual private-market reading is perfectly plausible. A broad price correction is a much bigger claim, and the current evidence does not support it yet.
So, are property prices in Dublin still rising?
Yes, Dublin property prices are still rising overall today, but the boom-like part of the cycle has clearly ended.
The latest CSO data put annual Dublin growth at 4.6%, with houses at 3.9% and apartments at 7.0%. That remains the best broad answer to the title.
The more interesting finding is how much weaker the market looks underneath that headline. Annual official growth has dropped from above 6% to 4.6%. Daft has already recorded a preliminary 2.3% annual decline in Dublin selling prices. Resale stock is back close to its pre-pandemic norm. Dublin is growing more slowly than the rest of Ireland, and affordability is becoming increasingly difficult at a €500,000 median purchase price.
There are still powerful supports. Mortgage lending is growing, first-time buyers remain active, apartments are holding up particularly well and Dublin homes frequently sell above their asking prices.
Our judgment is therefore pretty sharp: Dublin prices are still rising, but we would no longer describe Dublin as a strongly rising property market. Houses in particular are getting close to low-single-digit growth, and parts of the second-hand market already look flat or slightly negative.
If the question is simply whether Dublin property prices are higher than a year ago, the answer is yes. If the question is whether the old upward momentum is still there, the answer is clearly no.
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OUR METHODOLOGY
This analysis tests whether Dublin property prices are still rising by separating the broad market direction from the faster-moving indicators underneath it. We use completed prices, recent momentum, property type, geography, bidding behaviour, available supply, new construction, mortgage demand, affordability and first-time-buyer activity.
The CSO Residential Property Price Index is the anchor for the broad direction of Dublin prices because it is built from completed transactions and adjusts for differences in the types of homes sold. Daft and MyHome are then used to capture faster-moving evidence from asking prices, matched sales, bidding premiums and second-hand availability.
We do not average conflicting indicators together. A completed-transaction index is more useful for establishing where the overall market stands, while listing and matched-sale data can turn earlier when conditions start weakening. Houses and apartments are also treated separately because their current price trends are materially different.
Supply and demand are checked against official construction, mortgage and financing data rather than inferred from price movements alone. New Dwelling Completions from the CSO, mortgage approvals and drawdowns from Banking & Payments Federation Ireland, and new mortgage rates from the Central Bank of Ireland are used to test whether the slowdown is being driven by more stock, weaker financing demand, or both.
Affordability and buyer behaviour are cross-checked with the Society of Chartered Surveyors Ireland, the RTB/ESRI Rent Index, first-time-buyer purchase data, and the main state buyer-support schemes. Stronger conclusions require several independent measures to point in the same direction rather than one isolated reading.
Key sources used for this analysis include: Central Statistics Office — Residential Property Price Index, June 2026, CSO — Residential Property Price Index methodology, CSO — New Dwelling Completions, Q2 2026, MyHome — Q2 2026 Property Report, Daft.ie — House Price Reports, Banking & Payments Federation Ireland — Mortgage Drawdowns Q2 2026, Central Bank of Ireland — Retail Interest Rates, Society of Chartered Surveyors Ireland — Residential Property Mid-Year Market Monitor 2026, and RTB/ESRI — Rent Index.
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