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
What is happening in Dublin’s real estate market? Are prices soaring or stabilizing? Is Dublin still a prime location for international investors? How are local government policies shaping the real estate landscape in 2025?
These are the questions we hear every day from industry professionals, potential buyers, and sellers, from the city center to the suburbs. Maybe you’re curious about these trends too.
We understand this because we maintain close connections with local experts and individuals like you, exploring the Dublin real estate market daily. That’s why we crafted this article: to deliver clear insights, thorough analysis, and a comprehensive view of market trends and dynamics.
Our aim is straightforward: to make sure you feel informed and confident about the market without needing to search elsewhere. If you think we missed something or could improve, we’d love to hear your feedback. Feel free to reach out with your thoughts, and we’ll strive to enhance this content for you.
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1) Dublin rents will keep rising due to ongoing housing shortages
Rents in Dublin are climbing steadily due to a persistent housing shortage.
Right now, the average rent in Dublin is €2,476, which is a whopping 43% jump from pre-Covid times and a 7% increase from last year. This isn't just a random spike; it's a sign that the demand for housing is outstripping supply.
One big reason for this is the lack of available rental homes. Imagine this: fewer than 1,370 homes are up for rent in Dublin right now, a sharp decline from last year. And it's not just about what's available; the number of new homes being built each year is way below what's needed to fill the gap.
Dublin's population is on the rise, and it's not slowing down anytime soon. By 2040, we're looking at a significant population boost. Add to that the fact that job opportunities are booming, and you've got a recipe for increased housing demand. But here's the kicker: new home construction isn't keeping up, making the housing shortage even worse.
So, if you're thinking about buying property in Dublin, know that the market is tight. The combination of a growing population, job growth, and limited new builds means rents are likely to keep rising.
Sources: Gript.ie, Breaking News, KHSK.ie
2) New short-term rental rules will affect the profitability of Airbnb-style investments in Dublin
In recent years, Dublin has seen a significant increase in the enforcement of short-term rental regulations. Since July 2019, Dublin City Council has initiated over 600 investigations into short-term property lets, issuing 21 enforcement notices and even initiating a prosecution. This shows a clear intent to crack down on non-compliance, which can deter potential investors from entering the market.
The number of Airbnb listings in Dublin has been on the decline, largely due to these increased regulations. For example, a significant portion of listings, about 27.2%, are highly available for more than 90 days per year, which is likely illegal. This not only reduces the number of available short-term rentals but also highlights the risk of operating in this market.
Fines and penalties have been updated to enforce these regulations more strictly. For instance, there is now a €5,000 fine for illegally advertising unregistered properties. Such financial risks can significantly impact the profitability of short-term rental investments, making them less attractive to investors.
Sources: Housing Ireland, Hostaway, BNB Calc
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.
3) Government incentives for first-time buyers will increase demand in the entry-level property market
Government incentives are boosting demand in the entry-level property market.
In 2023, there was a noticeable rise in mortgage approvals for first-time buyers, with 28,761 approvals marking a 3% increase from the previous year. This shows that more first-time buyers are eager and able to step into the property market.
The Help to Buy scheme has been a game-changer, supporting over 50,000 individuals or couples since it started. By extending this scheme until the end of 2029, the government is ensuring ongoing support, which is expected to further boost demand.
Additionally, the First Home Scheme is making waves, with around 10,000 registrations and over 5,000 approvals. This highlights its significant impact on first-time buyer activity.
Real estate market reports are buzzing about increased activity in the entry-level market, thanks to these government incentives. Savills Ireland, for example, has pointed out the positive effects of the Help to Buy scheme on the housing market.
Real estate agents are also seeing a surge in inquiries from first-time buyers, indicating a heightened interest and demand for entry-level properties.
Sources: Government Report, Savills Ireland, Homs Assist
4) Suburban rental yields will increase as more people relocate from city centers
In recent years, suburban rental yields have been on the rise, outpacing those in city centers.
Back in 2024, the average gross rental yield in Ireland was 7.85%, but areas like Dublin 10 were already ahead with yields of 9.4% for two-bedroom houses. In contrast, city center spots like Dublin 6 lagged behind with just 4.9%. This trend highlights a growing preference for suburban living, driven by factors like remote work, which offers a better work-life balance.
The Dublin City Development Plan 2022-2028 emphasized the need for 40,000 new housing units, with many expected in suburban areas. This demand is fueled by a shift towards suburban living, as people seek more space and tranquility. Remote work has made suburban areas more appealing, allowing people to enjoy lower stress levels and a better quality of life.
Moreover, there has been a noticeable movement out of Dublin, with 69,900 emigrants in the year leading up to April 2024. This migration trend is pushing more people towards suburban areas, further boosting demand and rental yields. Improved infrastructure and amenities, along with better public transport, have made these areas even more attractive.
Investments in suburban infrastructure are paying off, making these areas more desirable for both renters and buyers. Enhanced connectivity and amenities are drawing people away from the hustle and bustle of city life, offering a more relaxed lifestyle.
As more people opt for suburban living, rental yields in these areas are expected to continue rising. This shift is not just a trend but a significant change in how people choose to live, work, and invest in property.
Sources: Global Property Guide, Dublin City Development Plan, Loebsack Brownlee, Central Statistics Office
5) Property values in areas with strong public transport links, like Clontarf, will increase
Areas with good public transport links, like Clontarf, are expected to see a rise in property values due to several key factors. First, there's an increased demand for properties in such areas, driven by their accessibility and community appeal. Clontarf, for instance, benefits from its proximity to the DART and bus routes, making it a desirable location for many.
Historical data supports this trend, as seen in the Dublin City Development Plan 2022-2028, which highlights a strong demand for housing in areas with good transport links. This demand is further backed by studies on Transport Oriented Development (TOD), which show a positive correlation between public transport accessibility and property prices.
Moreover, urban development plans like the Dublin City Centre Transport Plan 2023 aim to enhance public transport, potentially increasing property values in areas like Clontarf. Government investments in projects such as DART+ and BusConnects are expected to improve connectivity, further driving up property values.
Sources: Dublin City Development Plan 2022 – 2028 Two-Year Progress Report 2024, DRAFT DUBLIN CITY CENTRE TRANSPORT PLAN 2023, Bus Fare Info - Dublin - Transport for Ireland
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6) Suburban rents will rise as families look for larger homes outside the city
Families are increasingly choosing to live in the suburbs around Dublin.
One big reason for this shift is the rising demand for larger homes in these areas. Back in 2023, the Daft Rental Price Report showed that while rents in Dublin city went up by 2.6%, suburban areas saw a much larger increase of 10.6% on average. This indicates that more families are looking for space outside the city.
Another factor is the high property prices in Dublin city center, which have made it tough for many families to afford living there. As a result, people are moving to the suburbs, where they can get more space for their money. Real estate market reports highlight higher rental yields in suburban regions, showing strong demand.
The shift to remote working has also played a big role. With more flexibility in where they can live, families are opting for suburban areas that offer more space and a better quality of life. Improved infrastructure and amenities, like better public transport links, have made suburban living more appealing.
Suburban areas are becoming more attractive as they offer a balance of space and convenience. Families are drawn to the better quality of life these areas provide, with more room for children to play and grow.
Sources: Breaking News, Dublin City Development Plan, KBD Reports
7) Rising student numbers will increase demand for rentals near universities
The growing student population is a key factor in boosting demand for rental properties near universities. In recent years, we've seen a consistent increase in international student admissions in Dublin, with numbers rising from 31,720 in 2021/22 to 35,140 in 2022/23. This trend indicates a growing influx of students who will need housing.
Moreover, the limited availability of on-campus accommodation means that many students are turning to off-campus options. This is compounded by the fact that students have shown a preference for living near their universities, even if it means paying higher rents. Such preferences naturally drive up demand for rental properties in these areas.
Additionally, real estate reports have highlighted that rental prices in Dublin have been on the rise, with an 8.8% increase in the city center in 2023. This upward trend in rental prices is a clear indicator of high demand, which is further fueled by the growing student population and the limited supply of housing.
Sources: HEA, TU Dublin, Times Higher Education
8) Green space development will boost the attractiveness of nearby residential areas
Green spaces have a significant impact on the value of nearby residential properties. A study conducted by Tom Gillespie, Ronan C. Lyons, and Finn McLaughlin found that a 10% increase in park space within 2km of a dwelling is associated with a 5.5% increase in that dwelling’s price. This means that green spaces can add substantial value to homes, making them more appealing to potential buyers.
In the past, particularly in 2023 and 2024, we saw that areas around large parks like Phoenix Park in Dublin experienced a boost in property values. This trend highlights how proximity to green spaces can make neighborhoods more desirable, leading to higher property prices. People are willing to pay more for homes that offer easy access to nature and recreational areas.
Moreover, the demand for homes near parks has been consistently high. Studies have shown that for every 10% increase in the share of green space near a house, its average price can increase by 7% to 9%. This indicates a strong preference among buyers for properties that are close to green areas, further enhancing the appeal of these residential locations.
Sources: ESRI Conference, ESRI Publications
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.
9) Smart home technology will be a major selling feature for Dublin properties
In recent years, smart home technology has become increasingly popular in Ireland, with 81% of Irish households adopting these innovations. This trend surpasses the European average and highlights a strong preference for tech-enabled living spaces.
One of the key drivers behind this shift is the growing demand for energy-efficient homes. For instance, there was a 51% increase in solar panel installations in early 2024, reflecting a broader desire for sustainable living solutions. Smart home technology aligns perfectly with this trend, offering features that enhance energy efficiency.
Moreover, the use of smart home security solutions has seen a significant rise, with 30% of people utilizing these systems in 2024 compared to just 17% in 2022. This increase underscores the importance of security in modern homes, making smart technology a valuable asset for property buyers.
Real estate listings in Dublin are increasingly emphasizing smart home features as a selling point. This is supported by the feedback from real estate agents who note a growing interest in properties equipped with the latest smart technologies.
Sources: RTE News, Energy Efficiency, CSO Ireland, TechBuzz Ireland
10) US investors will play a bigger role in Dublin’s property market seeking stable returns
In recent years, US investors have shown a growing interest in Dublin's property market, and this trend is expected to continue. One of the main reasons is the favorable exchange rates between the US dollar and the euro, which make investments in Dublin more attractive for US investors. When the US dollar is strong compared to the euro, it means that American investors can get more value for their money when purchasing properties in Dublin.
Another factor is Dublin's reputation as a tech hub, which has been attracting US tech companies and their employees. This influx of tech professionals has increased the demand for both residential and commercial properties, making Dublin an appealing destination for US investors looking for stable returns. The presence of these tech companies also contributes to the city's economic growth, further enhancing its attractiveness as an investment location.
Moreover, Dublin's rental market has been stable, with strong demand for properties. This stability is crucial for US investors who are interested in rental income, as it suggests a reliable and steady return on their investments. Additionally, Ireland's favorable tax environment, including a relatively low corporate tax rate, makes it an appealing destination for foreign investors, including those from the US.
Sources: Global Citizen Solutions, RTE, JLL
11) Foreign buyers will increasingly target Dublin’s residential market due to favorable exchange rates
In recent years, foreign buyers have shown increased interest in Dublin's residential market, largely due to favorable exchange rates. The Real Effective Exchange Rate (REER) for Ireland was significantly low in December 2025, making it advantageous for foreign currencies against the Euro. This means that foreign buyers can get more value for their money when purchasing property in Dublin.
Historically, periods of favorable exchange rates have led to increased foreign investment in Dublin. For example, in 1997, a high REER was associated with a surge in foreign investment, suggesting a pattern that could repeat itself. Real estate agencies have also reported a rise in inquiries from foreign buyers, indicating growing interest in the market.
Economic analyses predict continued currency strength for foreign investors, further enhancing Dublin's appeal. The Irish economy's robust growth and strategic position within the EU make it an attractive destination for foreign investment. Additionally, Dublin real estate firms are likely ramping up their marketing efforts to target these international buyers, capitalizing on the favorable economic conditions.
Sources: Trading Economics, Eldron
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12) UK buyers will increasingly seek investment opportunities in Dublin due to Brexit
UK buyers are increasingly eyeing Dublin for property investments.
With the UK property market becoming less affordable, Dublin is emerging as a prime alternative. Many UK-based companies, including big names like Barclays and JP Morgan, have moved to Dublin post-Brexit, boosting the demand for office spaces and spotlighting the city as a top investment spot.
Real estate surveys reveal a surge in interest from UK investors in Dublin's property scene. The city's business-friendly environment, attractive tax incentives, and skilled workforce make it a compelling choice for those seeking new opportunities.
For UK investors, Dublin offers a strategic advantage with its proximity and ease of access. The city's vibrant tech scene and growing financial sector further enhance its appeal, providing a dynamic backdrop for potential investments.
Moreover, Dublin's cultural and lifestyle offerings add to its allure, making it not just a business hub but also a desirable place to live. The city's rich history, lively arts scene, and welcoming community create a unique blend of opportunities and experiences.
As Brexit reshapes the landscape, Dublin stands out as a beacon for UK investors looking to diversify and capitalize on new prospects.
Sources: BuyAssociation Group, Dublin.ie, The New Statesman
13) Asian buyers will increasingly target Dublin due to the city's expanding tech industry
Asian buyers are increasingly eyeing Dublin as a prime spot for real estate investment.
One reason for this interest is the recent interest rate cuts by the European Central Bank, which have made European markets more appealing. These financial shifts have boosted confidence among Asia Pacific investors, making Dublin a standout choice.
Dublin's tech scene is another major draw. With giants like Google, Amazon, and Salesforce expanding their presence, the city is buzzing with tech activity. This boom is backed by a surge in machine learning skills and a hefty €48 billion expected from AI contributions to the economy. Such a dynamic environment is hard for Asian investors to ignore.
The Irish government is also rolling out the welcome mat for foreign investors. Through IDA Ireland, they offer enticing incentives like a strong economy and skilled workforce. This makes Dublin not just a tech hub but a magnet for international investment.
All these factors combined have made Dublin a hotbed for Asian buyers. The city's reputation as a tech and innovation center is only growing, and with it, the interest from Asia.
As Dublin continues to thrive, expect to see more Asian investors seizing the opportunities in this vibrant city.
Sources: Asia Real Estate Summit, Nucamp, IDA Ireland
14) Co-living spaces will draw young professionals looking for affordable and flexible housing options
In recent years, particularly in 2023 and 2024, Dublin has seen a significant rise in rental prices, making traditional housing options increasingly unaffordable for many young professionals. For example, renting an ensuite bedroom in a two-bed apartment in Dublin 2 can cost as much as €1,670 per month, with prices expected to rise further. This financial strain has led many to seek more affordable alternatives.
Co-living spaces have emerged as a popular solution, offering flexible rental terms that are particularly appealing in the face of economic volatility. These spaces allow residents to rent by the month, providing a budget-friendly option that aligns with the needs of young professionals who prioritize flexibility. This flexibility is crucial for those who may be navigating the uncertainties of the job market or remote work arrangements.
Moreover, surveys have shown that young professionals, particularly those aged between 26 and 40, are drawn to the community-oriented living arrangements that co-living spaces offer. This demographic is looking for more than just a place to live; they seek a sense of community and shared experiences, which co-living environments are designed to provide. The media has also highlighted the appeal of these spaces, emphasizing their modern interiors and shared amenities, which add to their attractiveness.
Sources: The Irish Times, Green Ocean Property Management, Knight Frank’s Co-Living Report 2024
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.
15) Dublin’s rental yield will rise as demand for rentals exceeds supply
Dublin's rental prices have been climbing steadily over the past few years.
In 2023, the average rent in Dublin City Centre jumped by 8.8%, hitting €2,307. By early 2024, rents were already 2.5% higher than the previous year, showing a clear upward trend. This isn't just a fluke; it's a pattern that's been building up.
One big reason for this surge is the low vacancy rate in rental properties, which was around 1.5% in 2023. With such a tight market, landlords can easily raise rents. As Dublin's population keeps growing and more people move to the city, this low vacancy rate is likely to stick around.
Dublin is a magnet for people seeking work and education, which only adds to the rental demand. The city's economic growth is pulling in more workers, all of whom need a place to stay. This influx of people is a key factor in the rising rental demand.
With rental demand consistently outpacing supply, it's no surprise that rental yields in Dublin are expected to increase. The city's appeal as a hub for jobs and education means more people are competing for fewer available properties.
Sources: Social Justice Ireland, Statista
16) Young professionals will boost demand for modern, tech-enabled apartments in Dublin
The influx of young professionals into Dublin has been largely driven by the booming tech scene. Major companies like Google and Meta have expanded their operations, attracting a significant number of young professionals seeking tech jobs. This trend was evident in 2023 and 2024, with Ireland's unemployment rate hitting a record low of 4.3% in 2024, particularly due to strong growth in the tech sector.
The demand for rental properties in urban areas like Dublin has increased as a result of this influx. The city is home to over 2,200 tech startups employing around 55,000 people, which has further fueled the need for modern, tech-enabled apartments. Young professionals are increasingly seeking living spaces with modern amenities and smart home features, reflecting their preferences for tech-enabled environments.
Additionally, the shift towards remote work has heightened the demand for high-speed internet and tech-friendly homes. This has led to a rise in the construction of new apartment complexes with smart home features, catering to the needs of remote workers. Real estate market analysis has shown a clear shift towards modern apartments, driven by the preferences of young professionals.
Sources: Nucamp, Nucamp, McKinsey, Euronews
17) Price growth in the Docklands will slow as supply starts to meet demand
The Docklands area in Dublin is seeing a shift in the property market as new developments catch up with demand.
Thanks to the efforts of the Dublin Docklands Development Authority, most vacant sites are now bustling with construction. This means more homes are popping up, changing the landscape of the area. If you're considering buying property here, you'll notice a lot more options than before.
There's been a significant uptick in construction permits, with 97% of the target number of residential units getting the green light. This surge in new housing projects is gradually increasing the number of available homes, making it a bit easier to find a place in this sought-after area.
Potential buyers are starting to feel the difference, with surveys showing that people are noticing more housing options in the Docklands. This perception shift is crucial as it reflects the real changes happening on the ground.
Real estate agencies are also chiming in, predicting that the balance between supply and demand will slow down price growth. This is good news if you're looking to invest, as it suggests a more stable market in the near future.
While Dublin's overall housing supply is still tight, the Docklands is becoming a bit of an exception with its improving availability. This could be the perfect time to explore opportunities in this vibrant part of the city.
Sources: Dublin City Development Plan, Dublin Docklands Developments
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.