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 in early 2026 remains tight, with supply improving but still struggling to meet demand, especially for apartments and starter homes near good transport links.
We constantly update this blog post to reflect the latest market conditions, so you're always getting fresh data and insights about buying property in Dublin.
Whether you're looking for rental yields, capital appreciation, or a combination of both, understanding Dublin's distinct neighborhoods is essential before making any investment decision.
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.
What's the Current Real Estate Market Situation by Area in Dublin?
Which areas in Dublin have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Dublin by price per square meter are Ballsbridge and Donnybrook in Dublin 4, Grand Canal Dock in Dublin 2, and Ranelagh in Dublin 6.
In these premium Dublin neighborhoods, typical prices range from around 7,500 euros to over 13,000 euros per square meter, with the highest prices found in prime Ballsbridge locations where you're essentially paying for land value rather than building size.
Each of these expensive Dublin areas commands high prices for different reasons:
- Ballsbridge and Donnybrook (Dublin 4): Embassy belt location, elite schools, and proximity to tech offices.
- Grand Canal Dock (Dublin 2): Tech company headquarters cluster creates intense professional rental demand.
- Ranelagh (Dublin 6): Village atmosphere with cafes and boutiques, plus a short commute to the city center.
Which areas in Dublin have the most affordable property prices in 2026?
As of early 2026, the most affordable areas in Dublin for property purchases include Ballyfermot in Dublin 10, Finglas in Dublin 11, and Clondalkin in Dublin 22, all offering significantly lower entry prices than the city's premium southside neighborhoods.
In these more affordable Dublin areas, typical prices range from around 3,500 euros to 5,500 euros per square meter, which is less than half what you'd pay in prime Dublin 4 or Dublin 6 locations.
However, buyers in these lower-priced Dublin neighborhoods should expect trade-offs: Ballyfermot has significant street-by-street variation in quality and safety, Finglas is still waiting for some promised transport improvements to fully materialize, and parts of Clondalkin can feel disconnected from the city center despite having rail access.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Dublin Offer the Best Rental Yields?
Which neighborhoods in Dublin have the highest gross rental yields in 2026?
As of early 2026, the Dublin neighborhoods offering the highest gross rental yields are Stoneybatter and Cabra East in Dublin 7 (around 4.5% to 6%), Drumcondra and Glasnevin in Dublin 9 (around 4.5% to 5.8%), Kilmainham and Inchicore in Dublin 8 (around 4.5% to 6%), and Ashtown in Dublin 15 (around 4.2% to 5.6%).
Across Dublin as a whole, typical gross rental yields in early 2026 range from around 2.5% in premium areas like Ballsbridge up to 6% in well-located but more affordable city-fringe neighborhoods.
These high-yield Dublin neighborhoods deliver better returns for specific reasons:
- Stoneybatter and Cabra East (Dublin 7): Constant tenant demand from young professionals, still cheaper than Dublin 2 or 4.
- Drumcondra and Glasnevin (Dublin 9): Deep tenant pool from DCU students, hospital workers, and city commuters.
- Kilmainham and Inchicore (Dublin 8): City-fringe convenience at a discount to prime southside locations.
- Ashtown (Dublin 15): Strong family rental demand plus rail access keeps vacancy rates low.
Finally, please note that we cover the rental yields in Dublin here.
Make a profitable investment in Dublin
Better information leads to better decisions. Save time and money. Download our guide.
Which Areas in Dublin Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Dublin perform best on Airbnb in 2026?
As of early 2026, the Dublin neighborhoods that perform best on Airbnb are the area around Trinity College and Grafton Street in Dublin 2, the O'Connell Street and Docklands fringe in Dublin 1, and The Liberties near the Guinness Storehouse in Dublin 8.
Top-performing Airbnb properties in these central Dublin locations can generate between 2,500 euros and 4,500 euros per month during peak season, though you should budget for lower occupancy during quieter winter months.
Each of these Dublin short-term rental hotspots has distinct advantages:
- Trinity and Grafton Street area (Dublin 2): Walkable to all major tourist attractions and shopping.
- O'Connell Street and Docklands (Dublin 1): Mix of business travelers and tourists attending events.
- The Liberties (Dublin 8): Guinness Storehouse is Ireland's top tourist attraction, driving consistent demand.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Dublin.
Which tourist areas in Dublin are becoming oversaturated with short-term rentals?
The Dublin areas showing signs of short-term rental oversaturation are Temple Bar and the immediate city-core blocks on the Dublin 2 and Dublin 8 border, the IFSC and Docklands core around the quays, and the tourist spine of The Liberties near the Guinness Storehouse.
In these oversaturated Dublin zones, Inside Airbnb data shows listing densities that are among the highest in Ireland, with hundreds of active properties competing for the same pool of tourists within just a few city blocks.
The clearest sign of oversaturation in these Dublin areas is that average daily rates have become highly volatile and season-dependent, meaning your income can swing dramatically between a busy concert weekend and a quiet January week, making it harder to underwrite a stable investment case.
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.
Which Areas in Dublin Are Best for Long-Term Rentals?
Which neighborhoods in Dublin have the strongest demand for long-term tenants?
The Dublin neighborhoods with the strongest long-term rental demand in early 2026 are Grand Canal Dock and Ringsend in Dublin 2 and 4, Phibsborough and Stoneybatter in Dublin 7, Drumcondra and Glasnevin in Dublin 9, and Sandyford and Leopardstown in Dublin 18.
In these high-demand Dublin rental areas, well-priced properties typically find tenants within one to two weeks of listing, and vacancy rates remain among the lowest in the country due to the severe undersupply of rental housing.
Different tenant profiles drive demand in each of these Dublin neighborhoods:
- Grand Canal Dock and Ringsend (Dublin 2/4): Tech and finance professionals working at nearby headquarters.
- Phibsborough and Stoneybatter (Dublin 7): Young professionals and creatives seeking city-fringe lifestyle.
- Drumcondra and Glasnevin (Dublin 9): DCU students, Mater Hospital staff, and city commuters.
- Sandyford and Leopardstown (Dublin 18): Office park employees who want Luas Green Line access.
The key characteristic that makes these Dublin neighborhoods attractive to long-term tenants is reliable public transport access, whether that's Luas, DART, or frequent bus routes, because commuting times directly affect where professionals are willing to live.
Finally, please note that we provide a very granular rental analysis in our property pack about Dublin.
What are the average long-term monthly rents by neighborhood in Dublin in 2026?
As of early 2026, monthly rents in Dublin vary dramatically by neighborhood, ranging from around 1,700 euros for a one-bedroom apartment in Dublin 15 up to 3,800 euros or more for a two-bedroom in prime Dublin 2.
In the most affordable Dublin neighborhoods like Ashtown or Blanchardstown in Dublin 15, entry-level one-bedroom apartments typically rent for between 1,700 euros and 2,200 euros per month.
In mid-range Dublin neighborhoods like Stoneybatter in Dublin 7 or Drumcondra in Dublin 9, one-bedroom apartments typically rent for between 1,800 euros and 2,500 euros per month, while two-bedrooms range from 2,300 euros to 3,200 euros.
In Dublin's most expensive neighborhoods like Grand Canal Dock in Dublin 2 or Ballsbridge in Dublin 4, one-bedroom apartments typically rent for between 2,100 euros and 2,900 euros per month, while two-bedrooms can command 2,800 euros to 3,800 euros.
You may want to check our latest analysis about the rents in Dublin here.
Get fresh and reliable information about the market in Dublin
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Which Are the Up-and-Coming Areas to Invest in Dublin?
Which neighborhoods in Dublin are gentrifying and attracting new investors in 2026?
As of early 2026, the Dublin neighborhoods showing the clearest signs of gentrification and attracting new investor interest are Stoneybatter and Phibsborough in Dublin 7, Inchicore and parts of The Liberties in Dublin 8, and East Wall and North Strand on the Dublin 1 and 3 border.
These gentrifying Dublin neighborhoods have seen annual price appreciation of roughly 5% to 8% in recent years, outpacing some of the more established prime areas where prices are already at ceiling levels.
Which areas in Dublin have major infrastructure projects planned that will boost prices?
The Dublin areas most likely to see infrastructure-driven price growth are the neighborhoods along the planned MetroLink corridor (including Swords, Ballymun, and Glasnevin), areas benefiting from BusConnects core corridors, and rail-served nodes being upgraded under the DART+ programme.
The MetroLink project will run from Swords through Dublin Airport to the city center and south toward Charlemont, representing the single biggest step-change in Dublin's transport network, while BusConnects is already moving into construction on corridors like Liffey Valley to city center.
Historically in Dublin, areas that gain meaningful new transport links have seen price increases of 10% to 20% above the citywide average in the years following project completion, though timing matters because some of this gets priced in before construction even begins.
You'll find our latest property market analysis about Dublin here.
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.
Which Areas in Dublin Should I Avoid as a Property Investor?
Which neighborhoods in Dublin with lots of problems I should avoid and why?
The Dublin neighborhoods where investors should exercise extra caution include certain blocks in inner Dublin 1 where building quality varies wildly, specific pockets in Dublin 10 and Dublin 11 where resale can be difficult, and any area where your investment case depends heavily on short-term rental income that may become legally restricted.
Each of these Dublin problem areas has distinct issues to watch for:
- Parts of inner Dublin 1: High service charges and management company issues can destroy net yields.
- Certain estates in Dublin 10 (Ballyfermot): Street-by-street variation means some blocks have persistent anti-social issues.
- Some pockets in Dublin 11 (Finglas): Resale liquidity can be poor if the specific estate has a problematic reputation.
- STR-dependent locations: Tightening regulations from May 2026 could eliminate your income strategy overnight.
For any of these Dublin neighborhoods to become viable investments, you would need to see either significant physical regeneration of problem estates, resolution of building defect issues in apartment blocks, or a clear legal pathway for your intended rental strategy.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Dublin.
Which areas in Dublin have stagnant or declining property prices as of 2026?
As of early 2026, Dublin does not have many areas with outright declining prices, but stagnation is visible in investor-heavy apartment blocks where many similar units compete for buyers, and in locations where promised transport improvements have not yet materialized.
In these softer Dublin market segments, prices have grown only 0% to 2% annually over the past two to three years, significantly underperforming the citywide average of around 4% to 6%.
The underlying causes of stagnation vary by location:
- Large investor apartment schemes: Too much identical supply in one building creates buyer competition.
- Areas awaiting transport links: The affordability discount persists until improvements actually arrive.
- Blocks with known defects: Latent defect issues and remediation costs scare off informed buyers.
Buying real estate in Dublin can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which Areas in Dublin Have the Best Long-Term Appreciation Potential?
Which areas in Dublin have historically appreciated the most recently?
Over the past five to ten years, the Dublin areas that have appreciated most strongly are Ballsbridge and Donnybrook in Dublin 4, Ranelagh in Dublin 6, and the city-fringe gentrification zones of Dublin 7 and Dublin 8.
Here's how these top-performing Dublin areas have grown:
- Ballsbridge and Donnybrook (Dublin 4): Around 40% to 60% total appreciation over ten years.
- Ranelagh (Dublin 6): Around 45% to 55% total appreciation, driven by lifestyle demand.
- Stoneybatter and Phibsborough (Dublin 7): Around 50% to 70% as gentrification accelerated.
- Kilmainham and Inchicore (Dublin 8): Around 40% to 55% with spillover from pricier areas.
The main driver of above-average appreciation in these Dublin areas has been the combination of persistent housing shortage, strong income growth among tech and professional workers, and Central Bank mortgage rules that concentrate demand in specific price brackets near good transport.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Dublin.
Which neighborhoods in Dublin are expected to see price growth in coming years?
The Dublin neighborhoods expected to see the strongest price growth over the coming years are Ballymun and Glasnevin along the future MetroLink corridor, Castleknock and Ashtown in Dublin 15 benefiting from DART+ expansion, and the BusConnects corridor areas in Dublin 7 and Dublin 11.
Projected annual growth for these high-potential Dublin neighborhoods:
- Ballymun and Glasnevin: Potentially 5% to 8% annually as MetroLink construction progresses.
- Castleknock and Ashtown (Dublin 15): Around 4% to 6% with DART+ capacity improvements.
- Finglas and Dublin 7 BusConnects zones: Around 4% to 7% as journey times to the city improve.
The single most important catalyst for future price growth in these Dublin neighborhoods is the documented transport investment from the National Transport Authority, because better connectivity translates directly into higher rents and stronger buyer demand.
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 Do Locals and Expats Really Think About Different Areas in Dublin?
Which areas in Dublin do local residents consider the most desirable to live?
The Dublin areas that local residents consistently rate as most desirable are Ranelagh in Dublin 6, Donnybrook and Ballsbridge in Dublin 4, Clontarf in Dublin 3, and Blackrock just outside the city boundary.
Each of these locally-loved Dublin areas has distinct appeal:
- Ranelagh (Dublin 6): Village atmosphere with independent shops, restaurants, and Luas access.
- Donnybrook and Ballsbridge (Dublin 4): Prestigious schools, Herbert Park, and embassy-belt prestige.
- Clontarf (Dublin 3): Seafront promenade, strong community feel, and good northside schools.
- Blackrock: DART access, excellent schools, and a thriving village center.
These locally-preferred Dublin areas tend to attract established families, professionals in their 30s and 40s, and people who grew up in Dublin and want to stay close to where they know.
Local preferences in Dublin generally align with what foreign investors target in terms of location quality, but locals often prioritize school catchment areas and community feel over pure rental yield calculations.
Which neighborhoods in Dublin have the best reputation among expat communities?
The Dublin neighborhoods with the strongest reputation among expat communities are Grand Canal Dock and the Docklands edge in Dublin 2, Ringsend and Irishtown in Dublin 4, Sandymount in Dublin 4, and Drumcondra in Dublin 9.
Expats prefer these Dublin neighborhoods for practical reasons:
- Grand Canal Dock (Dublin 2): Walking distance to tech company offices and modern apartments.
- Ringsend and Irishtown (Dublin 4): Close to Docklands jobs but with a more local village feel.
- Sandymount (Dublin 4): Beach access, family-friendly, and still commutable to the city center.
- Drumcondra (Dublin 9): More affordable than Dublin 4, with good transport and a diverse community.
The expat profile in these Dublin neighborhoods tends to be tech workers and financial services professionals in their late 20s to early 40s, often on multi-year contracts with international companies headquartered in Dublin.
Which areas in Dublin do locals say are overhyped by foreign buyers?
The Dublin areas that locals most commonly describe as overhyped by foreign buyers are Temple Bar and the immediate city-core tourist blocks, certain Docklands investor apartment buildings, and some of the newer high-rise developments marketed primarily to overseas investors.
Locals believe these Dublin areas are overvalued for specific reasons:
- Temple Bar area: Extremely noisy at night, few locals actually want to live there.
- Cookie-cutter Docklands blocks: High service charges and lots of identical competing units.
- Investor-targeted new builds: Premium prices but often smaller units with lower build quality.
Foreign buyers typically see proximity to tourist attractions and modern finishes as valuable, while locals prioritize quieter streets, larger living spaces, and established neighborhood character that these areas often lack.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Dublin.
Which areas in Dublin are considered boring or undesirable by residents?
The Dublin areas that residents most commonly describe as boring or lacking character are Rathfarnham in Dublin 14, some of the outer estates in Dublin 15, and parts of Tallaght in Dublin 24.
Residents find these Dublin areas less exciting for understandable reasons:
- Rathfarnham (Dublin 14): Very family-oriented with few restaurants, bars, or nightlife options.
- Outer Dublin 15 estates: Car-dependent suburban layouts with limited walkable amenities.
- Parts of Tallaght (Dublin 24): Large shopping centers but lacking independent cafes and character.
However, these "boring" Dublin areas can actually be excellent investments for family rentals, because their quietness and good schools are exactly what many tenants with children want.
Don't lose money on your property in Dublin
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
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 |
|---|---|---|
| Central Statistics Office (New Dwelling Completions) | Ireland's official statistics agency publishing core supply numbers. | We used it to understand the supply pipeline and where new homes are actually completing. We focused on Dublin breakdowns and apartment versus house splits. |
| CSO Ireland 2025: Year in Numbers | Curated snapshot consolidating key economic and housing indicators. | We used it to anchor nationwide house price momentum and earnings data. We referenced it for affordability and inflation context heading into 2026. |
| Central Bank of Ireland (Mortgage Measures) | The regulator setting national borrower-based mortgage rules. | We used it to explain the binding loan-to-income and loan-to-value constraints. We showed why demand concentrates in specific price brackets. |
| Daft.ie Rental Report Q4 2025 | Ireland's dominant property listings platform with widely-cited market data. | We used it to describe open-market rent pressures and supply scarcity. We anchored our rent ranges and yield calculations on this data. |
| National Transport Authority (MetroLink) | Statutory transport authority with official project planning references. | We used it to identify which corridors have the clearest infrastructure catalyst. We supported our "up-and-coming area" recommendations with this data. |
| NTA Greater Dublin Area Transport Strategy | Statutory long-range investment framework shaping future connectivity. | We used it to justify where transit-led demand is most likely to concentrate. We avoided speculation by sticking to planned corridors. |
| Revenue.ie (Stamp Duty) | Legal authority on transaction tax rates in Ireland. | We used it for the exact stamp duty framework affecting acquisition costs. We kept our foreigner buying guidance practical and accurate. |
| Dublin City Council (Short-Term Letting Rules) | Local authority enforcing planning rules inside Dublin City. | We used it to explain where short-term rental strategies are legally feasible. We flagged enforcement risk zones and the 90-day rule. |
| DETE (National Short-Term Letting Register) | Government department stating the national register timeline and scope. | We used it to flag the regulatory change coming in May 2026. We quantified compliance risk for short-term rental underwriting. |
| Inside Airbnb | Transparent, downloadable listing-level dataset used by researchers worldwide. | We used it as ground truth for where listings cluster at neighborhood scale. We cross-checked short-term rental hotspots against planning risk zones. |
| European Central Bank (Key Interest Rates) | Primary source for euro area policy rates affecting Irish mortgage pricing. | We used it to contextualize financing costs and explain why net yields matter. We anchored macro assumptions on official ECB data rather than media summaries. |
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.
Related blog posts