Is now a good time to buy a property in Ireland? (January 2026)

Authored by the expert who managed and guided the team behind the Ireland Property Pack

Everything you need to know before buying real estate is included in our Ireland Property Pack

Is it smart to buy now in Ireland, or should I wait as of 2026?

Do real estate prices look too high in Ireland as of 2026?

As of early 2026, Irish property prices look stretched relative to incomes, with the median home price around €381,000 representing roughly 7.3 times the average annual earnings, which is above what most economists consider a comfortable affordability threshold.

One clear signal that prices are stretched is that homes in Dublin are selling for around 8% above their asking prices, according to Daft.ie data from early 2025, indicating that buyers are still competing aggressively despite high price levels.

However, the MyHome.ie Q3 2025 report showed that asking-price inflation softened to around 5.7% nationally with a small quarterly dip, suggesting that the pace of price acceleration is cooling even if prices remain elevated.

You can also read our latest update regarding the housing prices in Ireland.

Does a property price drop look likely in Ireland as of 2026?

As of early 2026, the likelihood of a meaningful property price decline in Ireland over the next 12 months is low, primarily because supply remains severely constrained with fewer than 10,000 second-hand homes for sale nationwide.

The plausible price change range for Ireland in 2026 is between a flat market and growth of around 5%, with most analysts forecasting 3 to 5% appreciation if no major economic shock occurs.

The single most important macro factor that would increase the odds of a price drop is a sharp deterioration in employment, particularly in multinational sectors like tech and pharma, which Ireland's economy and housing market depend on heavily.

However, this factor seems unlikely in the immediate months given Ireland's strong labour market and continued job growth, though the Central Bank has flagged exposure to external shocks as an ongoing risk to monitor.

Finally, please note that we cover the price trends for next year in our pack about the property market in Ireland.

Could property prices jump again in Ireland as of 2026?

As of early 2026, the likelihood of a renewed price surge in Ireland within the next 12 months is medium, because while supply constraints could trigger another jump, affordability limits are starting to cap how much buyers can pay.

The plausible upside price change range for Ireland in 2026 is 5 to 8%, particularly if mortgage rates continue to ease and no trade war or major economic disruption materialises.

The single biggest demand-side trigger that could drive prices to jump again is further ECB interest rate cuts, which would lower Irish mortgage costs from the current 3.6% average and boost buyer purchasing power.

Please also note that we regularly publish and update real estate price forecasts for Ireland here.

Are we in a buyer or a seller market in Ireland as of 2026?

As of early 2026, Ireland remains firmly a seller's market, with extremely low inventory and continued buyer competition keeping leverage on the side of property owners.

The estimated months-of-supply in Ireland is well below three months in most urban areas, based on just 10,800 homes listed on MyHome.ie in March 2025, which typically signals strong seller pricing power and quick sales.

The share of listings with price reductions in Ireland remains low compared to balanced markets, and instead, properties in high-demand areas are selling for 6 to 8% above asking price, confirming that sellers still have the upper hand.

Are homes overpriced, or fairly priced in Ireland as of 2026?

Are homes overpriced versus rents or versus incomes in Ireland as of 2026?

As of early 2026, Irish homes appear overpriced relative to incomes, with the price-to-income multiple sitting around 7.3 times average earnings, and somewhat stretched versus rents though strong rental demand keeps yields reasonable in many areas.

The estimated price-to-rent ratio in Ireland suggests that it takes roughly 18 to 20 years of rent to equal the purchase price of a typical home, which is above the 15-year benchmark often associated with a balanced market but not extreme by European capital standards.

The estimated price-to-income multiple in Ireland at around 7.3 times average annual earnings is above the 4 to 5 times threshold typically considered affordable, indicating that buyers must stretch their budgets or rely on two incomes to purchase a median-priced home.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Ireland.

Are home prices above the long-term average in Ireland as of 2026?

As of early 2026, Irish home prices are above their long-term average and now sit just 10% below the Celtic Tiger peak in nominal terms, reflecting a market that has recovered strongly since the post-2008 crash.

The estimated recent 12-month price change in Ireland was around 7.3% according to CSO data for October 2025, which is faster than the typical pre-pandemic pace of 3 to 5% but has begun to moderate from double-digit growth seen in earlier periods.

In inflation-adjusted terms, Irish prices have not yet surpassed their 2007 peak, meaning in real terms buyers are paying somewhat less than the absolute peak, though the gap is narrowing as prices continue to climb.

What local changes could move prices in Ireland as of 2026?

Are big infrastructure projects coming to Ireland as of 2026?

As of early 2026, the biggest planned infrastructure project likely to impact property prices is MetroLink in Dublin, with construction set to begin in 2026 and potential to significantly boost values along its corridor from Swords to the city centre and beyond.

The estimated timeline for MetroLink includes construction starting in 2026 with completion expected in the early 2030s, while the DART+ programme is also progressing with fleet upgrades and expanded electrification that will enhance commuter rail capacity across the Greater Dublin Area.

For the latest updates on the local projects, you can read our property market analysis about Ireland here.

Are zoning or building rules changing in Ireland as of 2026?

The single most important zoning and building rule change being discussed in Ireland is the Planning and Development Act 2024, which aims to streamline the planning system and reduce approval times for residential developments.

As of early 2026, the estimated net effect of these planning reforms on prices is likely to be moderately price-stabilising over time, as faster approvals and more consistent zoning decisions should eventually increase housing supply, though the impact will take several years to materialise in actual completions.

The areas most likely to be affected by these rule changes are urban centres and commuter belts around Dublin, Cork, Galway, and Limerick, where development pressure is highest and planning bottlenecks have historically been most acute.

Are foreign-buyer or mortgage rules changing in Ireland as of 2026?

As of early 2026, Ireland has no major foreign-buyer restrictions in place or under serious consideration, meaning international buyers can purchase property on the same terms as Irish residents, and this stable policy environment supports continued demand from overseas investors.

On the mortgage side, the Central Bank of Ireland's macroprudential rules remain the key regulatory framework, limiting most buyers to borrowing 3.5 times their income and requiring deposits of at least 10% for first-time buyers and 20% for others, with no imminent changes expected.

The most notable policy shift affecting the market is the rental reform package taking effect from March 2026, which introduces six-year tenancy cycles and stricter eviction rules, potentially encouraging some small landlords to sell and adding more stock to the for-sale market.

You can also read our latest update about mortgage and interest rates in Ireland.

Will it be easy to find tenants in Ireland as of 2026?

Is the renter pool growing faster than new supply in Ireland as of 2026?

As of early 2026, renter demand in Ireland is growing faster than new rental supply, driven by continued population growth of over 78,000 people in the year to April 2025 and chronic undersupply of rental stock, with fewer than 2,000 homes available to rent nationwide at times.

The estimated recent net household formation signal that best represents renter demand in Ireland is the strong in-migration of over 125,000 people in the year to April 2025, many of whom enter the rental market while they establish themselves before buying.

The estimated pace of new completions in Ireland reached around 34,500 homes in 2025, but this remains well below the 45,000 to 50,000 units experts say are needed annually, meaning supply growth continues to lag behind demand pressure.

Are days-on-market for rentals falling in Ireland as of 2026?

As of early 2026, the estimated time-to-let for rentals in Ireland remains very short in high-demand areas, though data suggests an average of around 21 days in Dublin, which is actually up slightly from 17 days in 2024 due to increased tenant caution about premium pricing.

The estimated difference in days-on-market between "best areas" like Dublin's Docklands, Rathmines, and Ranelagh versus weaker areas in rural counties can be significant, with prime locations seeing lettings within days while less sought-after areas may take several weeks.

One common reason days-on-market falls in Ireland is acute undersupply combined with seasonal demand spikes, particularly in September when students and professionals arrive in Dublin, Cork, and Galway, creating intense competition for available units.

Are vacancies dropping in the best areas of Ireland as of 2026?

As of early 2026, vacancy rates in the best-performing rental areas of Ireland like Dublin's Docklands, Rathmines, Ranelagh, Drumcondra, and Cork's Douglas are extremely low, with Dublin's overall vacancy rate below 1%, and these prime areas experiencing even tighter conditions.

The estimated vacancy rate in these best areas is effectively near zero for quality properties, compared to the broader national market where some rural areas may have slightly higher availability but still far below healthy vacancy levels of 5 to 6%.

One practical sign for landlords that the "best areas" in Ireland are tightening first is that well-presented properties with good BER ratings are now receiving multiple applications within hours of listing, often with tenants offering to pay several months upfront to secure the unit.

By the way, we've written a blog article detailing what are the current rent levels in Ireland.

Am I buying into a tightening market in Ireland as of 2026?

Is for-sale inventory shrinking in Ireland as of 2026?

As of early 2026, for-sale inventory in Ireland is at historically low levels, with just 10,800 homes available on MyHome.ie in March 2025, which represents a fresh record low and is down roughly 17% compared to the previous year for second-hand homes.

The estimated months-of-supply in Ireland is well below 3 months in most areas, far lower than the 6-month threshold typically considered a balanced market, meaning buyers face intense competition and sellers can command strong prices.

The single most likely reason inventory is shrinking in Ireland is a reluctance among existing homeowners to sell, driven by uncertainty about finding a replacement home in the same tight market and the loss of any favourable mortgage rate they currently hold.

Are homes selling faster in Ireland as of 2026?

As of early 2026, the estimated median time-to-sell for homes in Ireland is around 11 weeks (approximately 2.6 months), which represents a near-historic low and confirms that properties are selling quickly due to intense buyer competition.

The estimated year-over-year change in median days-on-market for Ireland shows selling times have remained steady at low levels, with some reports indicating that well-priced homes in high-demand areas are going sale-agreed within weeks rather than months.

Are new listings slowing down in Ireland as of 2026?

As of early 2026, new for-sale listings in Ireland appear to be slightly improved compared to the extreme lows of recent years, with MyHome.ie reporting 4,800 new listings in a recent six-week period, which is stronger than 2023 and 2024 but still constrained relative to demand.

The seasonal pattern for new listings in Ireland typically sees activity peak in spring (March to May) and autumn (September to October), with the current level remaining low by historical standards even during peak periods.

The single most plausible reason new listings are slowing in Ireland is that existing homeowners are hesitant to sell when they know they will struggle to find and secure a replacement property in the same undersupplied market, creating a self-reinforcing lock-in effect.

Is new construction failing to keep up in Ireland as of 2026?

As of early 2026, new construction in Ireland is still failing to keep up with demand, with around 34,500 completions forecast for 2025 against an estimated need of 45,000 to 50,000 homes per year, leaving a persistent annual shortfall of 10,000 to 15,000 units.

The estimated recent trend in completions shows improvement, with the first half of 2025 up nearly 20% year-on-year and scheme house completions reaching their highest levels since the Celtic Tiger era, but the apartment segment declined 24% in 2024, creating a mixed picture.

The single biggest bottleneck limiting new construction in Ireland is the combination of lengthy planning approvals, rising construction costs (around €2,360 per square metre), and labour shortages, which together make many projects financially unviable, especially for apartments in regional markets.

Will it be easy to sell later in Ireland as of 2026?

Is resale liquidity strong enough in Ireland as of 2026?

As of early 2026, resale liquidity in Ireland is strong in high-demand areas, with realistically priced properties in good locations selling within 2 to 3 months, though liquidity varies significantly by region, property type, and condition.

The estimated median days-on-market for resale homes in Ireland is around 11 weeks nationally, which is well below the 6-month threshold often associated with a liquid market and suggests that sellers can exit reasonably quickly when priced correctly.

One property characteristic that most improves resale liquidity in Ireland is a strong BER (Building Energy Rating) of A or B, as energy-efficient homes command 10 to 15% price premiums and sell faster because buyers increasingly factor in running costs and future-proofing.

Is selling time getting longer in Ireland as of 2026?

As of early 2026, selling time in Ireland has remained relatively stable at low levels rather than lengthening, with the average time to sale agreed holding around 11 weeks, similar to 2024 levels.

The estimated current median days-on-market in Ireland is approximately 77 days (11 weeks) for the national average, with a range from as little as 3 to 4 weeks in prime Dublin locations to 4 to 6 months for properties in less desirable areas or those needing significant renovation.

One clear reason selling time can lengthen in Ireland is overpricing, as the market has become more discerning and buyers are less willing to overpay for properties that do not offer turnkey condition, good energy ratings, or strong location fundamentals.

Is it realistic to exit with profit in Ireland as of 2026?

As of early 2026, the likelihood of selling with a profit in Ireland is medium to high for buyers who hold for a typical period of 5 to 10 years, given the structural undersupply and continued price growth, though short-term flipping carries more risk.

The estimated minimum holding period in Ireland that most often makes exiting with profit realistic is 5 to 7 years, which allows time for transaction costs to be absorbed and for normal price appreciation to compound, especially given current growth rates of 3 to 7% annually.

The estimated total round-trip cost in Ireland (buying plus selling costs) is approximately 3 to 5% of the property value, including 1% stamp duty on purchases up to €1 million, around €2,000 to €3,000 in legal fees (approximately $2,300 to $3,500 or €2,000 to €3,000), estate agent fees of 1 to 2% on sale, and miscellaneous expenses.

One clear factor that most increases profit odds in Ireland is buying in areas with strong transport links and employment centres, such as Dublin's DART corridor or MetroLink-adjacent neighbourhoods, where demand is deepest and resale competition strongest.

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 Ireland, 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.