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
If you're considering buying property in Ireland, understanding how the market actually works on the ground is essential.
This blog post covers current housing prices in Ireland, market momentum, typical buyer challenges, and realistic projections for 2026.
We constantly update this article with the freshest data available, so you're always getting an accurate picture.
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 Ireland.
How's the real estate market going in Ireland in 2026?
What's the average days-on-market in Ireland in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Ireland is approximately 75 to 90 days from listing to sale-agreed, based on the latest portal data showing time-to-sale-agreed hovering around 12 weeks nationally.
In practice, the realistic range of days-on-market that covers most typical listings in Ireland spans from about 60 days for well-priced family homes in Dublin to over 100 days for overpriced or less desirable properties in rural areas.
Compared to one or two years ago, days-on-market in Ireland has remained tight and is slightly faster than in 2024, reflecting the continued mismatch between buyer demand and the limited number of homes available for sale.
Are properties selling above or below asking in Ireland in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Ireland is approximately 105% to 108% nationally, meaning most homes sell 5% to 8% above their listed asking price.
According to the latest portal data, roughly one in five properties in Ireland sells for 20% or more above asking, with the majority of transactions closing above list price, a pattern we are confident reflects genuine market conditions given consistent reporting across multiple sources.
Property types and neighborhoods in Ireland most likely to see bidding wars and above-asking sales include family homes in established Dublin catchments like Ranelagh, Rathmines, and Phibsborough, as well as commuter-belt towns with good rail access such as Maynooth, Greystones, and Swords.
By the way, you will find much more detailed data in our property pack covering the real estate market in Ireland.
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 Ireland?
What property types dominate in Ireland right now?
The estimated breakdown of the most common residential property types available for sale in Ireland in 2026 is roughly 50% to 55% houses (terraced, semi-detached, and detached), around 30% to 35% apartments (concentrated in Dublin and other cities), and the remainder consisting of scheme dwellings and single rural homes.
The single property type representing the largest share of the Irish market is the semi-detached house, which dominates both new construction and the second-hand market across most counties outside Dublin's city center.
Semi-detached houses became so prevalent in Ireland because of planning traditions favoring low-density suburban development, government incentives for family housing during the Celtic Tiger era, and a cultural preference for homes with private gardens and multiple bedrooms.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Ireland right now?
The estimated share of new-build properties among all residential listings currently available in Ireland is around 15% to 20%, with supply still constrained despite completions rising to approximately 35,000 units in 2025.
As of early 2026, the neighborhoods and districts in Ireland with the highest concentration of new-build developments include Dublin's commuter belt areas like Clongriffin, Adamstown, and Cherrywood, as well as regional hubs such as Cork's Ballincollig, Galway's Knocknacarra, and Limerick's Mungret.
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Which neighborhoods are improving fastest in Ireland in 2026?
Which areas in Ireland are gentrifying in 2026?
As of early 2026, the top neighborhoods in Ireland currently showing the clearest signs of gentrification are Dublin's Stoneybatter, Phibsborough, Inchicore, and the Liberties (Dublin 7 and 8), along with Cork's Blackpool and Galway's Mervue.
Visible changes indicating gentrification in these Irish areas include the arrival of specialty coffee shops and organic food stores, facade renovations with millennial-grey window frames and electric vehicle chargers, and a demographic shift toward young professionals working from home.
The estimated price appreciation in those gentrifying Irish neighborhoods over the past two to three years has been approximately 25% to 40%, outpacing the national average of around 20%, as demand from buyers priced out of more established areas continues to push values higher.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Ireland.
Where are infrastructure projects boosting demand in Ireland in 2026?
As of early 2026, the top areas in Ireland where major infrastructure projects are currently boosting housing demand include the MetroLink corridor from Swords through Ballymun and Glasnevin to Dublin city center, the DART+ expansion zones along the Maynooth and northern commuter lines, and BusConnects core bus corridors in Finglas and Ballymun.
The specific infrastructure projects driving that demand in Ireland are MetroLink (a high-capacity metro connecting Swords, Dublin Airport, and the city center), the DART+ programme (electrifying and expanding rail capacity across Greater Dublin), and BusConnects (creating dedicated bus corridors with improved cycling and walking infrastructure).
The estimated timeline for completion of those major projects in Ireland is MetroLink opening targeted for the early 2030s, DART+ West and Southwest lines expected between 2028 and 2031, and BusConnects corridors being delivered in phases through 2027.
The typical price impact on nearby properties in Ireland once such infrastructure projects are announced versus completed is an initial 5% to 10% premium at announcement, growing to 15% to 25% above surrounding areas once construction is visibly underway and certainty increases.
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 Ireland?
Do people think homes are overpriced in Ireland in 2026?
As of early 2026, the estimated general sentiment among locals and market insiders in Ireland is that homes feel overpriced relative to incomes, but most acknowledge that prices are driven by a genuine shortage of supply rather than speculation.
Specific evidence or metrics locals typically cite when arguing homes are overpriced in Ireland include asking prices now sitting at roughly eight times the average income, median house prices exceeding 380,000 euros nationally, and rents that have surpassed their 2008 Celtic Tiger peak by more than 20%.
Counterarguments commonly given by those who believe prices are fair in Ireland include the fact that supply remains 15,000 to 20,000 units per year below estimated demand, employment remains strong, and mortgage lending is far more disciplined than it was before the 2008 crash.
The price-to-income ratio in Ireland in 2026 is approximately 8 to 1, which is higher than the EU average of around 6 to 1 and significantly above Ireland's own long-term historical average of roughly 4 to 5 times income.
What are common buyer mistakes people regret in Ireland right now?
The estimated most frequently cited buyer mistake that people regret making in Ireland is underestimating total cash needed at closing, as many buyers budget only for the deposit but forget stamp duty (1% to 2%), solicitor fees (2,000 to 4,000 euros), surveyor costs, and the annual Local Property Tax that begins immediately upon purchase.
The second most common buyer mistake people mention regretting in Ireland is assuming the asking price is the real price, leading them to bid conservatively and lose out repeatedly in a market where the winning offer is often 5% to 12% above list price, especially for family homes in Dublin.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Ireland.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Ireland.
Get the full checklist for your due diligence in Ireland
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 Ireland in 2026?
Do foreigners face extra challenges in Ireland right now?
The estimated overall difficulty level foreigners face when buying property in Ireland compared to local buyers is moderate: there are no legal restrictions on foreign ownership, but obtaining a mortgage and navigating paperwork is noticeably harder for non-residents.
Specific legal restrictions or additional requirements that apply to foreign buyers in Ireland include obtaining a PPSN (Personal Public Service Number) before completing any property transaction, providing certified identity documents through a notary, and meeting enhanced anti-money laundering documentation requirements.
Practical challenges foreigners most commonly encounter in Ireland include the fact that many Irish banks will not lend to buyers whose income is not in euros, solicitors expect in-person appointments or notarized documents for remote buyers, and the entire conveyancing process relies heavily on manual paperwork rather than digital systems.
We will tell you more in our blog article about foreigner property ownership in Ireland.
Do banks lend to foreigners in Ireland in 2026?
As of early 2026, the estimated availability of mortgage financing for foreign buyers in Ireland is limited but possible, with only a handful of lenders such as AIB, Haven, and Permanent TSB willing to consider non-resident applications under stricter conditions.
Typical loan-to-value ratios foreign buyers can expect in Ireland range from 50% to 70%, meaning deposits of 30% to 50% are usually required, while interest rates for non-residents tend to be 0.25% to 1% higher than the resident average of around 3.5% to 3.75%.
Documentation and income requirements banks typically demand from foreign applicants in Ireland include at least 12 months of payslips, two years of tax returns, six months of bank statements, proof of address certified by a notary, and evidence that income is stable and ideally denominated in euros.
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 Ireland compared to other nearby markets?
Is Ireland more volatile than nearby places in 2026?
As of early 2026, the estimated price volatility of Ireland compared to nearby markets like the UK and the Netherlands is higher, with Ireland historically experiencing sharper boom-bust cycles than most Western European countries.
Historical price swings Ireland has experienced over the past decade compared to those nearby markets include a 53% peak-to-trough crash between 2007 and 2012 (versus roughly 20% in the UK), followed by a 90% recovery since 2013, making Ireland one of the most volatile housing markets in the EU.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Ireland.
Is Ireland resilient during downturns historically?
The estimated historical resilience of Ireland property values during past economic downturns is relatively weak compared to peer countries, as the 2008 crash demonstrated that Irish housing can fall further and recover slower than many nearby markets.
During the most recent major downturn in Ireland, property prices dropped by approximately 50% to 55% nationally (and over 60% for Dublin apartments) between 2007 and 2012, with recovery to pre-crash nominal levels taking until roughly 2019 to 2020, a span of over a decade.
Property types and neighborhoods in Ireland that have historically held value best during downturns include well-located family homes in south Dublin suburbs like Blackrock, Dalkey, and Foxrock, as well as period properties in established city-center areas that attract owner-occupiers rather than investors.
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How strong is rental demand behind the scenes in Ireland in 2026?
Is long-term rental demand growing in Ireland in 2026?
As of early 2026, the estimated growth trend for long-term rental demand in Ireland remains structurally strong, driven by continued population growth, high house prices that keep would-be buyers in the rental market, and an undersupply of available rental units.
Tenant demographics driving long-term rental demand in Ireland include young professionals working in tech and financial services in Dublin, international students attending universities in Dublin, Cork, and Galway, and families unable to afford to buy in their preferred neighborhoods.
Neighborhoods in Ireland with the strongest long-term rental demand right now include Dublin's Docklands and Grand Canal Dock (near major employers), Sandyford and Leopardstown (tech corridor), and areas along the DART line such as Clontarf, Blackrock, and Dun Laoghaire.
You might want to check our latest analysis about rental yields in Ireland.
Is short-term rental demand growing in Ireland in 2026?
Regulatory changes currently affecting short-term rental operations in Ireland include the requirement for planning permission in Rent Pressure Zones (which cover most of Dublin and other high-demand areas), a 90-day annual cap on short-term lets in your primary residence, and registration obligations with local authorities.
As of early 2026, the estimated growth trend for short-term rental demand in Ireland is positive but constrained by regulation, with Dublin continuing to attract strong tourism and business travel interest while the number of legally compliant listings remains limited.
The current estimated average occupancy rate for short-term rentals in Ireland is approximately 65% to 75% in Dublin, varying seasonally and by location, with central and tourist-friendly areas achieving higher occupancy than suburban listings.
Guest demographics driving short-term rental demand in Ireland include international tourists visiting Dublin's cultural attractions, business travelers attending conferences and visiting tech company headquarters, and increasing numbers of remote workers seeking medium-term stays.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Ireland.
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 Ireland in 2026?
What's the 12-month outlook for demand in Ireland in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in Ireland is strong, with buyer activity expected to remain robust due to continued employment growth, falling mortgage rates, and persistent undersupply of homes.
Key economic or political factors most likely to influence demand in Ireland over the next 12 months include ECB interest rate decisions (currently stable around 3.5%), the new government's housing delivery targets of over 50,000 units per year, and any changes to Help-to-Buy or First Home Scheme incentives.
The forecasted price movement for Ireland over the next 12 months is approximately 3% to 6% growth nationally, with Dublin expected to see slightly slower growth of 2% to 5% due to affordability constraints, while areas outside Dublin may see 4% to 7% increases.
By the way, we also have an update regarding price forecasts in Ireland.
What's the 3 to 5 year outlook for housing in Ireland in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in Ireland is continued upward pressure on both, as supply is unlikely to reach the 50,000 to 60,000 annual completions experts say are needed to balance the market before 2030.
Major development projects expected to shape Ireland over the next 3 to 5 years include the Land Development Agency's large-scale housing sites at O'Devaney Gardens and Oscar Traynor Road in Dublin, continued delivery of social and affordable housing under Housing for All, and transport-led development along MetroLink and DART+ corridors.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Ireland is whether construction output can actually scale to meet government targets, given persistent challenges with planning delays, labor shortages, utility connection backlogs, and construction cost inflation.
Are demographics or other trends pushing prices up in Ireland in 2026?
As of early 2026, the estimated impact of demographic trends on housing prices in Ireland is significant, with strong population growth and household formation rates creating sustained demand that consistently outpaces new housing supply.
Specific demographic shifts most affecting prices in Ireland include net inward migration of approximately 50,000 to 70,000 people per year, a young and growing workforce attracted by multinational employers in tech and pharma, and smaller average household sizes that increase the total number of homes needed.
Non-demographic trends also pushing prices in Ireland include the rise of remote and hybrid work (which has expanded demand into commuter towns and regional cities), continued institutional investment in rental housing, and a shortage of skilled construction labor that limits how fast new homes can be built.
These demographic and trend-driven price pressures are expected to continue in Ireland for at least another 5 to 10 years, as supply constraints are structural in nature and unlikely to be resolved quickly even with aggressive government intervention.
What scenario would cause a downturn in Ireland in 2026?
As of early 2026, the estimated most likely scenario that could trigger a housing downturn in Ireland is a sharp rise in unemployment caused by a major economic shock, such as a pullback by large multinational employers in tech or pharma, combined with interest rates staying higher than expected for longer.
Early warning signs that would indicate such a downturn is beginning in Ireland include a sustained increase in mortgage arrears rates (currently around 3% to 4%), a noticeable rise in days-on-market beyond 120 days, declining new mortgage approvals for three or more consecutive quarters, and visible job losses in Dublin's tech sector.
How severe a potential downturn could realistically be in Ireland based on historical patterns is significant but likely less extreme than 2008 to 2012, as the Central Bank's macroprudential mortgage rules have reduced speculative borrowing, though a 15% to 25% correction remains plausible if multiple negative factors coincide.
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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 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.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Central Statistics Office (CSO) Residential Property Price Index | It's Ireland's official, transaction-based property price index compiled from actual mortgage drawdown data. | We used it to anchor national versus Dublin versus outside-Dublin price momentum. We also used its median price and year-on-year changes as the baseline for 2026 estimates. |
| Property Price Register (PSRA) | It's the statutory register of all Irish residential sales prices since 2010, providing ground-truth transaction data. | We used it as the reference for verifying real sale prices street-by-street. We used it to explain how buyers can cross-check actual transaction values. |
| Daft.ie House Price Report Q4 2025 | It's the best-known Irish listings dataset, published quarterly with consistent methodology and regional breakdowns. | We used it for asking-price inflation trends and an independent read versus CSO transaction data. We also used it to frame the "market feel" of tight supply in 2026. |
| MyHome.ie Property Report Q3 2025 | It's a major portal report produced with Bank of Ireland research input, offering transparent time-to-sale and over-asking metrics. | We used it for time-to-sale-agreed data (our proxy for days-on-market) and over-asking outcomes. We treated it as the clearest "competition thermometer" for the Irish market. |
| Central Bank of Ireland Mortgage Measures | It's the regulator's official rules and rationale for Irish mortgage lending limits, including LTV and LTI caps. | We used it to explain the borrowing constraints buyers face in Ireland. We used it to clarify what's mandated policy versus individual bank preference. |
| ESRI Quarterly Economic Commentary Summer 2025 | It's Ireland's leading independent economic research institute, providing explicit forecasts and macro analysis. | We used it for housing completions forecasts into 2026 and the economic backdrop of jobs and incomes. We used it to shape our 12-month and 3 to 5 year outlook scenarios. |
| OECD Economic Surveys: Ireland 2025 | It's a top-tier international organization assessing Ireland's housing constraints, policy effectiveness, and structural challenges. | We used it to validate the structural supply story: planning bottlenecks, serviced land shortages, and density constraints. We used it to support projections beyond 2026 headlines. |
| RTB/ESRI Rent Index | It's the official rent index built from registered tenancy data rather than listing advertisements, giving the most accurate rent picture. | We used it for defensible rent levels and rent growth figures across Ireland. We used it as the baseline for understanding long-term rental demand in 2026. |
| Citizens Information - Buying a Home | It's Ireland's official public information service, written in plain language for non-experts navigating the buying process. | We used it to keep steps and terms simple for first-time foreign buyers. We used it to reduce cognitive load when explaining solicitor roles and process basics. |
| Revenue Commissioners - Stamp Duty Rates | It's the Irish tax authority's definitive source for stamp duty rates on property transactions. | We used it to quantify a key buyer cost that must be budgeted for. We used it to avoid outdated rate confusion from unofficial sources. |