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
Buying property in Ireland as a foreigner is straightforward with no nationality restrictions.
As we reach mid-2025, Ireland's property market remains open to international buyers seeking either investment opportunities or a new home, with Dublin averaging €400,000-€600,000 for a 2-3 bedroom property while regional cities like Cork and Galway offer better value at €300,000-€400,000.
If you want to go deeper, you can check our pack of documents related to the real estate market in Ireland, based on reliable facts and data, not opinions or rumors.
Foreigners can buy property in Ireland without restrictions but must obtain a Personal Public Service Number (PPSN) and hire a solicitor for the transaction.
Total costs beyond the purchase price include 1-2% stamp duty, 1-1.5% legal fees plus VAT, and ongoing property taxes, while non-resident landlords face specific tax obligations requiring appointment of a collection agent.
| Aspect | Key Information | Important Details |
|---|---|---|
| Foreign Ownership Rights | No restrictions | Same rights as Irish citizens, no visa required |
| Required Documentation | PPSN mandatory | Plus passport, proof of funds, signed contracts |
| Mortgage Availability | Yes, but limited | 10-20% deposit, rates 3.0-4.6% (June 2025) |
| Total Purchase Costs | 3-5% above price | Stamp duty, legal fees, surveys, registration |
| Best Investment Cities | Dublin, Cork, Galway | 4-6% rental yields in urban areas |
| Tax Obligations | Multiple taxes apply | Income tax on rent, annual property tax, CGT on sale |
| Common Pitfalls | Underestimating costs | Not appointing tax collection agent if non-resident |
Can I buy property in Ireland without restrictions as a foreigner?
Yes, foreigners can buy property in Ireland with absolutely no restrictions compared to Irish citizens.
Non-EU nationals, EU citizens, and everyone in between enjoy the same property ownership rights in Ireland, meaning you can purchase residential, commercial, or land just like any local buyer. The Irish government doesn't impose nationality-based restrictions on property purchases, making it one of the most open real estate markets in Europe.
However, owning property doesn't grant you residency or citizenship rights - these remain separate immigration matters requiring appropriate visas if you plan to live in Ireland. You can own property as an investment or holiday home without ever becoming a resident.
The only universal requirement is obtaining an Irish Personal Public Service Number (PPSN), which is necessary for tax purposes when completing your property purchase. This applies to all buyers, whether Irish or foreign.
It's something we cover extensively in our Ireland property pack.
Do I need residency, a visa, or to be physically present in Ireland to buy?
You don't need Irish residency, any type of visa, or even to set foot in Ireland to purchase property there.
The entire buying process can be managed remotely from your home country, with documents signed via power of attorney or simply mailed back and forth with your solicitor. Many international buyers complete their purchases without visiting Ireland until after they own the property.
Your solicitor can handle property viewings through video calls, conduct all legal checks, and manage the entire transaction on your behalf. The only requirement is obtaining a PPSN for tax purposes, which can be applied for online with proof of identity and address.
This flexibility makes Ireland particularly attractive for international investors who want to enter the European property market without complex residency requirements or lengthy visa applications.
What's the complete step-by-step process for foreigners buying Irish property?
The process starts with finding your ideal property through online platforms like Daft.ie or working with local estate agents.
Once you've found a property, you'll make an offer through the estate agent - remember that listed prices in Ireland are typically starting points for negotiation. After your offer is accepted, you'll pay a refundable booking deposit (usually €3,000-€5,000) to take the property off the market while you complete due diligence.
| Step | Action Required | Timeline |
|---|---|---|
| 1. Property Search | Browse listings, arrange viewings | Variable |
| 2. Make Offer | Negotiate through agent | 1-3 days |
| 3. Booking Deposit | Pay to secure property | Immediate |
| 4. Get PPSN | Apply online with ID documents | 1-2 weeks |
| 5. Appoint Solicitor | Choose Irish qualified lawyer | 1 week |
| 6. Due Diligence | Title checks, surveys, searches | 2-4 weeks |
| 7. Sign Contracts | Review and sign with witness | 1 day |
| 8. Pay Deposit | Transfer 10% of purchase price | Upon signing |
| 9. Arrange Mortgage | Finalize financing if needed | 4-6 weeks |
| 10. Complete Sale | Final payment and registration | 1 day |
Your solicitor will conduct thorough due diligence including title searches, planning permission checks, and boundary verifications while you arrange a professional survey (€400-€900) to inspect the property's condition.
Essential documents include your passport, PPSN, proof of address, evidence of funds source, mortgage approval letter (if financing), and signed contracts - all of which can be handled remotely with proper witnessing.
Is hiring a solicitor mandatory and what exactly do they do?
Hiring a solicitor is legally mandatory if you're getting a mortgage, and strongly recommended even for cash purchases.
Irish property law is complex, and solicitors protect your interests by conducting comprehensive title searches to ensure the seller actually owns the property and can legally sell it. They'll review contracts for hidden clauses, negotiate amendments in your favor, and check for planning compliance issues that could affect your property's value or use.
Your solicitor manages the entire legal process including drafting deeds, securing your deposit in a client account, calculating and paying stamp duty to Revenue, coordinating with your mortgage lender, and registering your ownership with the Property Registration Authority. They also ensure compliance with anti-money laundering regulations and verify the source of your funds.
Expect to pay 1-1.5% of the purchase price plus 23% VAT for conveyancing services - for a €400,000 property, that's approximately €4,920-€7,380 including VAT. This investment protects you from costly legal mistakes and ensures your property purchase is legally watertight.
We explain the solicitor selection process in detail in our Ireland property pack.
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Can foreigners get mortgages in Ireland and how can I improve my chances?
Foreigners can get mortgages in Ireland, though it's considerably easier if you're already living and working there.
Irish banks typically require at least one year of Irish employment history, though some lenders will consider international income or remote workers with strong financial profiles. As of June 2025, mortgage rates range from 3.0% to 4.6% for fixed terms, with rates varying based on your loan-to-value ratio and chosen term length.
Non-residents generally need a 20% deposit minimum (compared to 10% for residents), must provide extensive documentation including proof of income, employment contracts, bank statements, and tax returns from your home country. Banks will assess your debt-to-income ratio carefully and may require evidence of ties to Ireland.
To improve your approval chances, build a relationship with an Irish bank by opening an account early, maintain steady employment with consistent income, minimize other debts before applying, and consider working with a specialist mortgage broker who understands international applications. Having a larger deposit (25-30%) significantly strengthens your application.
Some lenders specialize in non-resident mortgages, though they may charge slightly higher rates. A good broker can identify these lenders and guide you through their specific requirements.
What are all the taxes and fees when buying and owning property in Ireland?
Property purchases in Ireland involve several mandatory costs beyond the purchase price that can add 3-5% to your total investment.
Stamp duty is the largest upfront tax at 1% for properties up to €1 million and 2% on the amount above €1 million - so a €600,000 property incurs €6,000 stamp duty. Legal fees typically range from 1-1.5% of the purchase price plus 23% VAT, while surveyor fees cost €400-€900 depending on property size and survey type.
| Cost Type | Amount/Rate | When Paid |
|---|---|---|
| Stamp Duty | 1% up to €1m, 2% above | At completion |
| Legal Fees | 1-1.5% + 23% VAT | At completion |
| Survey | €400-€900 | Before contract |
| Land Registry | €400-€800 | After completion |
| Mortgage Registration | €175 | If financing |
| Local Property Tax | 0.1029% of value annually | Every November |
| Rental Income Tax | 20-40% on profit | Annual return |
Ongoing ownership costs include Local Property Tax (LPT) calculated at 0.1029% of your property's value up to €1.75 million, paid annually. If you rent the property, rental income is taxed at 20-40% depending on your total income, with allowable deductions for mortgage interest, repairs, and management fees.
When selling, you'll pay Capital Gains Tax at 33% on any profit, though your purchase costs and improvement expenses reduce the taxable gain.
What are the tax implications for non-resident property owners?
Non-resident landlords in Ireland face specific tax obligations that require careful planning and compliance.
All rental income earned in Ireland is subject to Irish income tax at rates of 20-40%, regardless of where you live. Non-resident landlords must either appoint an Irish collection agent who handles tax obligations or have tenants withhold 20% of rent and remit it directly to Revenue - making the collection agent option far more practical.
You'll need to file an annual Irish tax return (Form 11) by October 31st each year, declaring all rental income and allowable expenses like mortgage interest, repairs, insurance, and management fees. Local Property Tax remains payable annually regardless of residency status.
Ireland has double taxation agreements with over 70 countries, allowing you to claim credit for Irish tax paid against tax obligations in your home country, preventing double taxation of the same income. When you eventually sell, Capital Gains Tax at 33% applies to any profit, though primary residence relief isn't available to non-residents.
Professional tax advice is essential to optimize your tax position and ensure compliance with both Irish and home country obligations.
Which areas offer the best lifestyle, rental income, and growth potential?
Dublin remains Ireland's economic powerhouse with the highest rental demand but also the steepest prices.
Dublin city center and neighborhoods like Rathmines and Phibsborough offer strong rental yields of 5-6% gross, driven by tech workers, students, and tourists. Properties here range from €400,000-€600,000 for a 2-3 bedroom, with consistent year-round demand ensuring minimal vacancy periods.
Cork provides better value at €300,000-€400,000 for similar properties, with a thriving university population and growing tech sector creating steady rental demand. The city offers an excellent quality of life with easier commutes and strong community feel, while areas like Douglas and Ballincollig are particularly popular with families.
Galway combines tourism appeal with student demand, making it ideal for mixed-use investment properties. Salthill offers beachside living and strong summer rental potential, while the city center benefits from year-round cultural events and festivals driving consistent occupancy.
For pure lifestyle purchases, West Cork and Kerry offer stunning coastal properties from €150,000-€250,000, though rental demand is more seasonal. Waterford and Kilkenny provide affordable entry points under €300,000 with growing tourism sectors and authentic Irish town living.
This market analysis features prominently in our Ireland property pack.
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.
Where do international buyers typically purchase property in Ireland?
International buyers concentrate in Ireland's major cities where infrastructure, amenities, and investment potential align.
Dublin attracts the majority of foreign investment due to its status as a European tech hub hosting Google, Facebook, and Amazon headquarters. Areas like Dublin 2, Dublin 4, and Dún Laoghaire command premium prices but offer excellent capital appreciation potential and strong rental markets driven by international workers.
Cork appeals to buyers seeking value without sacrificing urban amenities, with its pharmaceutical and tech sectors attracting international professionals. The city's compact size, vibrant food scene, and proximity to scenic coastlines make it popular with European buyers planning eventual relocation.
- Americans often choose coastal properties in West Cork or Kerry for holiday homes
- UK buyers frequently invest in Dublin or Cork for rental income
- European buyers prefer university towns like Galway and Limerick
- Asian investors focus on Dublin's prime commercial and residential areas
- Tech workers gravitate toward Dublin's "Silicon Docks" neighborhoods
Coastal areas like Kinsale, Westport, and the Ring of Kerry attract lifestyle buyers seeking second homes, though these require patience for rental income as demand is heavily seasonal, concentrated in June through September.
What are current property prices across Ireland's major cities?
As of June 2025, Irish property prices reflect a clear hierarchy with Dublin commanding significant premiums over regional cities.
Dublin's property market sees average prices of €400,000-€600,000 for a standard 2-3 bedroom home, with prime areas like Dublin 4 or Ballsbridge easily exceeding €800,000. First-time buyers are increasingly pushed to outer suburbs where €350,000 might secure a modest semi-detached house.
Cork and Galway offer better value with typical family homes ranging €300,000-€400,000, representing 25-35% savings compared to Dublin for similar properties. These cities provide urban amenities, employment opportunities, and cultural attractions without Dublin's price pressure.
Limerick presents exceptional value at €250,000-€350,000 for quality homes, benefiting from ongoing regeneration projects and improved transport links. Waterford, Ireland's oldest city, offers entry-level prices from €220,000-€300,000, making it accessible for investors seeking higher yields.
Rural properties in scenic counties like Kerry, Clare, or Donegal start from €150,000 for renovation projects, reaching €250,000-€350,000 for move-in ready homes. These areas offer lifestyle benefits but require careful consideration of rental demand and resale potential.
What rental yields can I expect and what's the growth forecast?
Irish cities currently deliver gross rental yields of 4-6%, with regional cities often outperforming Dublin due to lower entry costs.
Dublin's rental market remains tight with average monthly rents of €2,000-€2,500 for two-bedroom apartments, though high purchase prices compress yields to 4-5% gross. Cork and Galway achieve similar rents of €1,500-€1,800 but with lower purchase prices, pushing yields to 5-6% gross.
Student-focused properties near universities in Cork, Galway, and Limerick can achieve 6-7% yields with room-by-room letting, though this requires more active management. Tourist areas see seasonal spikes with weekly rates in summer matching monthly winter rates, but occupancy varies dramatically.
Market forecasts for 2025-2026 predict 3-5% annual price growth nationally, with regional cities potentially outpacing Dublin as remote work enables geographic flexibility. Rental demand is expected to remain strong due to Ireland's housing shortage, with the Economic and Social Research Institute projecting need for 30,000+ new homes annually against current delivery of 20,000-25,000.
Tourism recovery post-pandemic shows positive trends with 2025 visitor numbers approaching 2019 peaks, benefiting short-term rental markets in tourist hotspots like Killarney, Galway, and Dublin's Temple Bar area.
What mistakes do foreigners commonly make when buying Irish property?
The most expensive mistake is underestimating total purchase costs, with buyers forgetting to budget for stamp duty, legal fees, surveys, and registration costs that add 3-5% to the purchase price.
Non-resident landlords frequently fail to appoint a collection agent before receiving rental income, triggering complications with Revenue and potential penalties. This requirement isn't optional - without a collection agent, tenants must withhold 20% of rent for tax, creating administrative headaches and reducing cash flow.
- Assuming property ownership grants residency rights - it doesn't
- Skipping professional surveys to save €400-€900, missing major defects
- Not checking planning permissions, especially for renovated properties
- Ignoring Local Property Tax obligations that apply regardless of residency
- Buying in areas with poor rental demand without researching occupancy rates
- Using non-Irish solicitors unfamiliar with local property law
- Misunderstanding tenant rights - Irish law strongly protects long-term tenants
Successful buyers always engage qualified Irish solicitors, budget comprehensively for all costs, research rental markets thoroughly, obtain professional surveys, and seek tax advice for their specific situation before purchasing.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Ireland's property market offers excellent opportunities for foreign buyers, with no ownership restrictions and established legal frameworks protecting international investors.
Success requires understanding total costs beyond purchase price, complying with tax obligations especially for non-resident landlords, and choosing locations balancing lifestyle preferences with investment returns - whether Dublin's premium market or regional cities offering better yields.
Sources
- MB Solicitors - Buying Property from Outside Ireland
- Mullin Streacy - Buying Property in Ireland as Non-Resident
- Global Property Guide - Ireland Buying Guide
- Permanent TSB - Mortgage Interest Rates
- MB Solicitors - Additional Property Purchase Costs
- Expat Taxes - Non-Resident Landlord Tax Guide
- Dentons - Ireland Real Estate Tax Guide
- KPM - Top Neighborhoods for Rental Investment
- Team Lorraine - Irish Property Market Forecast 2025
- Central Statistics Office - Residential Property Price Index