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
Dublin's property market remains one of the tightest in Europe, with limited stock and strong buyer demand keeping prices on an upward path heading into 2026.
This guide breaks down what you need to know about buying residential property in Dublin, from current housing prices and market momentum to neighborhoods worth watching and realistic projections.
We constantly update this blog post with the latest market data so you always have fresh information at your fingertips.
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.
How's the real estate market going in Dublin in 2026?
What's the average days-on-market in Dublin in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Dublin sits at roughly 40 to 55 days, with well-priced homes in desirable areas often going sale-agreed much faster.
Most typical listings in Dublin fall within a range of about 35 to 60 days on market, though overpriced or unusual properties can sit for 8 to 12 weeks or longer while competitively priced family homes in popular neighborhoods can move in just 2 to 4 weeks.
Compared to one or two years ago, days-on-market in Dublin remains broadly similar, as the market continues to operate in a tight supply environment where good properties attract quick interest and the slower-selling listings tend to be aspirationally priced rather than a sign of cooling demand.
Are properties selling above or below asking in Dublin in 2026?
As of early 2026, the estimated average sale-to-asking price ratio in Dublin shows most properties selling for about 6% to 8% above their asking prices, reflecting ongoing competition for limited housing stock.
Roughly 70% to 80% of Dublin properties are selling above asking price in 2026, while only a smaller share sell at or below asking, and we are fairly confident in this figure given consistent reporting from major property portals and transaction data.
Properties most likely to see bidding wars and above-asking sales in Dublin include turnkey family homes in south Dublin areas like Dublin 4, Dublin 6, and Dun Laoghaire-Rathdown, as well as apartments near Luas Green Line stations and homes in gentrifying neighborhoods like Stoneybatter and the Liberties.
By the way, you will find much more detailed data in our property pack covering the real estate market in Dublin.
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.
What kinds of residential properties can I realistically buy in Dublin?
What property types dominate in Dublin right now?
The estimated breakdown of residential properties available for sale in Dublin in 2026 shows roughly 35% apartments, 25% terraced houses, 25% semi-detached homes, 10% detached properties, and 5% other types like bungalows or townhouses.
Apartments represent the largest share of Dublin's property market, particularly in the city center and newer development zones, driven by the fact that 97% of new completions in Dublin City are apartments according to official construction data.
Apartments became so prevalent in Dublin because urban density requirements, high land costs, and planning policies favor multi-unit developments, while traditional family houses dominate only in established suburban neighborhoods where land was subdivided decades ago.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Dublin?
- How much should you pay for an apartment in Dublin?
- How much should you pay for a townhouse in Dublin?
Are new builds widely available in Dublin right now?
The estimated share of new-build properties among all residential listings in Dublin hovers around 15% to 20%, though availability varies significantly by area and property type, with most new builds being apartments rather than houses.
As of early 2026, neighborhoods with the highest concentration of new-build developments in Dublin include Cherrywood in south Dublin, the Docklands and Spencer Dock area, Clongriffin and Belmayne in the north, Adamstown in west Dublin, and Sandyford along the Luas Green Line corridor.
Get fresh and reliable information about the market in Dublin
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Which neighborhoods are improving fastest in Dublin in 2026?
Which areas in Dublin are gentrifying in 2026?
As of early 2026, the top neighborhoods in Dublin showing the clearest signs of gentrification include the Liberties and Rialto in Dublin 8, Stoneybatter and Smithfield in Dublin 7, Phibsborough and East Wall, plus Inchicore and Kilmainham which attract buyers priced out of closer-in areas.
Visible changes indicating gentrification in these Dublin areas include the arrival of specialty coffee shops and brunch spots, Georgian and Victorian house renovations with energy upgrades, new co-working spaces, craft breweries opening near old industrial sites, and a noticeable shift toward younger professionals and dual-income households moving in.
Price appreciation in Dublin's gentrifying neighborhoods over the past two to three years has been significant, with areas like Stoneybatter and the Liberties seeing estimated gains of 15% to 25%, outpacing the broader Dublin average as demand spills over from already-expensive south Dublin postcodes.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Dublin.
Where are infrastructure projects boosting demand in Dublin in 2026?
As of early 2026, the top areas in Dublin where major infrastructure projects are boosting housing demand include the Swords-Dublin Airport-Ballymun corridor tied to MetroLink, northern coastal suburbs along the DART+ expansion routes, and neighborhoods along BusConnects priority corridors throughout the city.
The specific infrastructure projects driving that demand include MetroLink (a high-capacity metro line connecting Swords and Dublin Airport to the city center), DART+ (electrification and expansion of commuter rail to Maynooth, Drogheda, and Celbridge), and BusConnects (a complete redesign of bus routes with dedicated bus lanes across Dublin).
The estimated timeline for completion of these major projects shows MetroLink targeting operational service around 2035, DART+ West expected by 2029, and various BusConnects corridors rolling out through 2027, meaning buyers are pricing in future benefits years before completion.
The typical price impact on nearby Dublin properties tends to be a 5% to 10% premium when major infrastructure projects are announced, rising to 10% to 20% once construction begins and certainty increases, based on historical patterns around Luas extensions and DART stations.
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.
What do locals and insiders say the market feels like in Dublin?
Do people think homes are overpriced in Dublin in 2026?
As of early 2026, the general sentiment among locals and market insiders in Dublin is that homes feel expensive and stretched, though most acknowledge prices reflect genuine supply constraints rather than speculative excess like the pre-2008 bubble.
When arguing homes are overpriced in Dublin, locals typically cite the price-to-income ratio (now around 8 times the average income), the fact that first-time buyers need dual incomes and often family help for deposits, and comparisons to other European capitals where similar money buys more space.
Those who believe Dublin prices are fair point to structural undersupply (only 35,000 completions nationally versus 50,000 needed), strong employment in tech and pharma, continued population growth, and the reality that renting is also extremely expensive, which keeps buyer demand high.
Dublin's price-to-income ratio of roughly 8x compares unfavorably to the national Irish average of about 6x, and sits higher than cities like Manchester or Birmingham in the UK, though it remains below extreme markets like London or Munich.
What are common buyer mistakes people regret in Dublin right now?
The most frequently cited buyer mistake in Dublin is underestimating the total cost of purchase, as buyers often budget only for the deposit and forget stamp duty (1% up to 1 million euros), legal fees (1% to 2%), survey costs, and immediate repairs or furnishing, which can add 15,000 to 30,000 euros to the bill.
The second most common mistake people regret in Dublin is getting emotionally attached and overbidding without a hard ceiling, then struggling with mortgage payments or feeling trapped in a property that stretched their budget too far in a market where 6% to 8% over asking is normal.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Dublin.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Dublin.
Get the full checklist for your due diligence in Dublin
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Dublin in 2026?
Do foreigners face extra challenges in Dublin right now?
The estimated overall difficulty level for foreigners buying property in Dublin is moderate, as Ireland has no legal restrictions on foreign ownership, but practical hurdles around banking, documentation, and timing make the process slower than for local buyers.
There are no specific legal restrictions or additional requirements for foreign buyers purchasing residential property in Dublin, meaning a buyer from any country can purchase on identical terms to an Irish citizen, though buying property does not grant residency rights.
The practical challenges foreigners most commonly encounter in Dublin include obtaining a PPSN (Personal Public Service Number) required for tax filings, opening an Irish bank account without local residency, managing international fund transfers with exchange rate risk, and navigating unfamiliar solicitor and conveyancing processes remotely.
We will tell you more in our blog article about foreigner property ownership in Dublin.
Do banks lend to foreigners in Dublin in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Dublin, especially those resident in Ireland with stable local income, though non-residents face stricter requirements and a smaller pool of willing lenders.
Typical loan-to-value ratios for foreign buyers in Dublin range from 50% to 80%, meaning deposits of 20% to 50% are common, with interest rates generally between 3.4% and 5%, and non-residents often paying a 0.25% to 1% premium over resident rates.
Banks in Dublin typically require foreign applicants to provide proof of stable income (with a preference for euro-denominated earnings), at least 12 months of bank statements, tax returns or payslips, proof of address, and detailed source-of-funds documentation for anti-money laundering compliance.
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.
How risky is buying in Dublin compared to other nearby markets?
Is Dublin more volatile than nearby places in 2026?
As of early 2026, Dublin's price volatility is estimated to be higher than nearby markets like Manchester, Birmingham, or Edinburgh, as Ireland historically experiences sharper boom-bust cycles tied to its open economy and sensitivity to global credit conditions.
Over the past decade, Dublin experienced a dramatic 57% peak-to-trough price drop during the 2008-2012 crash followed by a strong recovery, while UK regional cities saw smaller declines of 15% to 25% and more gradual recoveries, making Dublin's swings notably more pronounced.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Dublin.
Is Dublin resilient during downturns historically?
Dublin has shown mixed historical resilience during downturns, with strong long-term recovery driven by jobs and constrained supply, but severe short-term vulnerability during credit shocks like the 2008 financial crisis.
During the most recent major downturn, Dublin property prices dropped by roughly 55% to 60% from peak to trough between 2007 and 2012, with apartments falling even more sharply at over 60%, and full recovery to pre-crash price levels took approximately 10 to 12 years.
Property types and neighborhoods in Dublin that historically held value best during downturns include family homes in established south Dublin areas like Dublin 4, Dublin 6, and Dun Laoghaire, where owner-occupier demand remained more stable than in areas with heavy investor or new-build concentration.
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How strong is rental demand behind the scenes in Dublin in 2026?
Is long-term rental demand growing in Dublin in 2026?
As of early 2026, long-term rental demand in Dublin continues to grow, with vacancy rates sitting below 1% and only around 1,900 homes available to rent nationwide at any given time, making it one of Europe's tightest rental markets.
The tenant demographics driving long-term rental demand in Dublin include young professionals working in tech, pharma, and financial services, international workers at multinational companies, students attending Dublin's universities, and families unable to save deposits due to high rents.
Neighborhoods in Dublin with the strongest long-term rental demand right now include Grand Canal Dock and the Docklands (close to major employers), Sandyford and Dundrum along the Luas Green Line, Drumcondra near DCU, and Rathmines and Ranelagh which attract young professionals.
You might want to check our latest analysis about rental yields in Dublin.
Is short-term rental demand growing in Dublin in 2026?
Regulatory changes affecting short-term rentals in Dublin include Rent Pressure Zone rules that require planning permission for short-term lets exceeding 90 days per year, registration requirements with local authorities, and ongoing enforcement that has reduced the number of full-time Airbnb-style rentals.
As of early 2026, short-term rental demand in Dublin remains solid but growth has moderated, as tighter regulations have pushed some operators out of the market while tourism numbers continue to support occupancy for compliant listings.
The current estimated average occupancy rate for short-term rentals in Dublin sits at roughly 55% to 60%, with daily rates averaging around 180 to 210 euros depending on location and property quality.
Guest demographics driving short-term rental demand in Dublin include leisure tourists visiting for city breaks and cultural attractions, business travelers attending conferences or visiting corporate offices, and visiting family members of Dublin residents who cannot accommodate them in tight living spaces.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Dublin.
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.
What are the realistic short-term and long-term projections for Dublin in 2026?
What's the 12-month outlook for demand in Dublin in 2026?
As of early 2026, the 12-month demand outlook for residential property in Dublin remains strong, with buyer interest supported by employment growth, falling interest rates, and continued supply shortages that keep competition intense for available homes.
Key factors most likely to influence Dublin demand over the next 12 months include European Central Bank interest rate decisions, the performance of Dublin's tech and pharma sectors which employ many buyers, net migration trends, and whether new housing completions reach the government's targets.
The forecasted price movement for Dublin over the next 12 months is an increase of roughly 3% to 6%, representing a moderation from the 5% to 7% gains seen in 2025 as the market "pauses for breath" while remaining structurally undersupplied.
By the way, we also have an update regarding price forecasts in Ireland.
What's the 3 to 5 year outlook for housing in Dublin in 2026?
As of early 2026, the 3 to 5 year outlook for Dublin housing prices and demand remains positive, with continued growth expected as supply struggles to catch up with demand despite government targets of 50,000 new homes annually by 2030.
Major development projects expected to shape Dublin over the next 3 to 5 years include the MetroLink metro line (progressing through planning), DART+ rail expansion, large-scale developments at Cherrywood and Clonburris SDZs, and continued apartment construction in the Docklands and along Luas corridors.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Dublin is a major shock to the multinational employment base, such as significant tech sector layoffs or corporate relocations, which would reduce buyer demand and mortgage affordability simultaneously.
Are demographics or other trends pushing prices up in Dublin in 2026?
As of early 2026, demographic trends continue to exert significant upward pressure on Dublin housing prices, with population growth, household formation rates, and net migration all contributing to demand that consistently outpaces new supply.
The specific demographic shifts most affecting Dublin prices include continued migration of young professionals from elsewhere in Ireland and abroad for employment, international workers arriving at multinational firms, and smaller average household sizes which increase the number of homes needed for the same population.
Non-demographic trends also pushing Dublin prices include the shift to hybrid work (which has increased demand for larger homes with office space), institutional investor appetite for build-to-rent developments, and high rents which push would-be tenants into the buyer market when they can secure mortgages.
These demographic and trend-driven price pressures are expected to continue in Dublin for at least 5 to 10 years, as housing supply will take that long to meaningfully catch up with accumulated demand, and Ireland's economic model continues to attract skilled workers to the capital.
What scenario would cause a downturn in Dublin in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Dublin would be a combination of a sharp employment shock in the tech and pharma sectors alongside a significant tightening of credit conditions or interest rate spike.
Early warning signs that such a downturn is beginning in Dublin would include rising days-on-market above 60 days, properties selling at or below asking rather than 6% to 8% over, announcements of major layoffs at Dublin-based multinationals, and a noticeable increase in "for sale" signs without corresponding "sale agreed" activity.
Based on historical patterns, a potential Dublin downturn could realistically see price declines of 15% to 30% in a moderate recession scenario, though a severe crisis like 2008 (with 55% drops) would require multiple simultaneous failures in banking, employment, and credit markets that current regulations are designed to prevent.
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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 it's authoritative | How we used it |
|---|---|---|
| CSO Residential Property Price Index | It's Ireland's official house price index, produced by the national statistics agency using actual transaction data. | We used it to anchor the real price trend heading into 2026 and as a cross-check against asking-price reports from property portals. |
| CSO New Dwelling Completions | It's the official measure of new homes delivered in Ireland, using consistent national methodology. | We used it to judge how much new supply is coming through in Dublin and to explain what kinds of new builds buyers can realistically expect to find. |
| MyHome.ie / Bank of Ireland Property Report | It's a long-running, widely cited Irish property report backed by a major bank's economics team. | We used it to estimate market heat via time-to-sale-agreed and the typical percentage above asking, plus Dublin median asking prices as a practical benchmark. |
| RTB / ESRI Rent Index | It's produced by Ireland's rental regulator with ESRI research support, using actual tenancy registration data. | We used it to ground long-term rental demand and rent levels in Dublin, and as a reality check versus portal asking rents. |
| Citizens Information | It's an official, public-facing guidance service that explains Irish processes in plain English. | We used it to outline the purchase process in a straightforward way and to highlight timing points that matter for foreign buyers. |
| National Transport Authority | It's the official transport investment authority for the Greater Dublin Area with responsibility for major projects. | We used it to identify where future rail access is planned and to explain which districts tend to benefit from big connectivity upgrades. |
| DART+ Programme | It's the official programme site for Dublin rail expansion delivered by Irish Rail. | We used it to identify rail corridors seeing upgrades that can shift buyer demand and support neighborhood analysis. |
| CCPC Mortgage Guidance | It's Ireland's statutory consumer authority, providing practical and reliable mortgage information. | We used it to outline how Irish mortgages work in buyer-friendly language and to flag the documentation reality foreign buyers should expect. |
| BIS Residential Property Prices | It's the central bank hub for cross-country residential property price indicators with consistent methodology. | We used it to frame volatility comparisons in a consistent cross-country way and to validate Ireland's historical boom-bust profile. |
| OECD Housing Prices | It's a major international organization with standardized housing affordability and price indicators. | We used it to contextualize Dublin affordability pressures in a broader benchmarked lens and to support downturn scenario analysis. |
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