The persistent shortage of new inventory and second-hand properties available for purchase remains the key constraint to a balanced expansion of the Irish housing market, putting increased pressure on sales prices and rents.

This extended overview from the Global Property Guide covers key aspects of Ireland’s housing market and takes a closer look at its most recent developments and long-term trends.

Table of Contents

• Housing Market Snapshot
• Historic Perspective
• Demand Highlights
• Supply Highlights
• Rental Market
• Mortgage Market
• Socio-Economic Context

Housing Market Snapshot

The pace of price growth for residential properties in Ireland has accelerated, driven by a sustained imbalance between robust demand and constrained supply. According to the Central Statistics Office (CSO), the nationwide Residential Property Price Index increased by 8.71% year-on-year in December 2024 (7.21% when adjusted for inflation). This represents a sharp acceleration compared to December 2023, when prices grew by 4.09% (-0.50% inflation-adjusted). Prices for detached houses recorded a stronger increase, rising by 9.08% year-on-year (7.57% inflation-adjusted), while apartment prices grew by 6.55% (5.08% inflation-adjusted).

Ireland's house price annual change:

A similar trend was observed in the Q4 2024 report from property website Daft.ie, which reported a nationwide average asking price of EUR 332,109 (USD 354,726) for residential units, reflecting a 9% year-on-year increase. According to Daft.ie data, price growth was evident across all regional submarkets, with Dublin traditionally recording the highest home prices.

Housing asking price dynamic in key submarkets:

Looking ahead, underlying market fundamentals indicate further upward pressure on housing prices, supported by a strong economic outlook, sustained demand, expansionary fiscal policies, and declining interest rates. However, industry experts caution that the current pace of house price inflation is unlikely to be sustainable. Gerard O'Toole, Vice President of the Society of Chartered Surveyors of Ireland (SCSI), states: "Our survey responses [of the SCSI members] suggest agents believe there will be a shift towards more balanced growth expectations with less emphasis on rapid price increases. Given the affordability challenges facing all buyers, particularly first-time buyers, a slowdown or period of market stabilization would be most welcome."

Some moderation in price acceleration may stem from an increase in housing supply, bolstered by record levels of new housing starts in 2024. However, Mr. O'Toole emphasizes that supply shortages will remain a key constraint until annual housing completions exceed 40,000 units.

Meanwhile, Ronan Lyons, Associate Professor in Economics at Trinity College Dublin, notes that pressures in the second-hand housing market may somewhat ease in 2025, as homeowners who secured fixed mortgage rates in late 2021 reached the end of their fixed terms, potentially increasing the supply of second-hand properties. "The new government could look to implement pro-competition measures in the fixed-rate segment of the market to try to speed up what will otherwise be a very slow return to normality over the next five years in the second-hand segment. The other solution, of course, is to get more homes built," he states in his foreword to the Daft.ie report.

Historic Perspective:

Longer Market Cycles with Sharp Fluctuations

After being known as one of Europe's poorest countries with high unemployment and mass emigration for almost two centuries, Ireland shifted gears in the 1990s, achieving over the next two decades a remarkable economic growth that has become referred to as the "Celtic Tiger". The term compared Ireland's rapid development to that of the so-called "East-Asian Tigers": Singapore, South Korea, Taiwan, and Hong Kong - all experiencing economic expansions in the 1980s and 1990s.

During that era, the average home price in Ireland went up over 330% in the secondary market and over 250% in the new housing market between 1996 and 2006, marking it as one of Europe's longest and biggest booms. However, when the global financial crisis hit, the market crashed into one of Europe's worst property busts, with nominal house prices falling 53% from their peak in 2007 to the lowest point in 2012. Construction activity drastically slowed down during this time as well: by 2012, the total number of planning permits issued dropped to just over 6,200 units, with only about 4,000 dwellings started, compared to nearly 78,000 units commenced annually at the height of the boom.

The market slowly started to recover in 2013, with house prices rising by 1.3% (0.8% inflation-adjusted), followed by the dramatic surge of 16.5% (16.3% inflation-adjusted) in 2014, mainly due to the overall Irish economy picking up pace and expanding by 8.8% in 2014 after 6 years of either decline or only slight growth not exceeding 2%. A strong growth of about 10% annually, on average, continued until 2019, when the dynamic slowed down to a 2.3% annual growth in prices (1.4% inflation-adjusted), reacting to the mortgage lending restrictions implemented by the Irish Government since 2015, as well as the overall uncertainty about Brexit. The volume of residential construction activity was also increasing during this time - up to over 38,000 authorized units and over 26,000 commenced units in 2019 - although not nearly approaching the pre-crisis levels of the mid-2000s.

Amid the onset of the pandemic in 2020, Irish house prices showed marginal growth of 0.3% (0.6% inflation-adjusted), but with the restrictions easing and overall economy improving, the increase accelerated to 8.3% (5.8% inflation-adjusted) and 12.3% (4.2% inflation-adjusted) in 2021 and 2022, respectively, while the construction activity stalled both in terms of authorizations and new dwellings started, widening the supply-demand gap in the market.

Following a surge in new completions in 2023, the pace of property price growth moderated, indicating potential stabilization. However, in 2024, the upward trend resumed, with house prices increasing by 8.5% year-on-year (6.3% inflation-adjusted), driven by a continued decline in second-hand properties offered for sale and insufficient new completions to meet rising demand.

20-year residential market activity dynamic (house prices based on annual residential property price index and number of housing units started):

Data Sources: CSO, OECD, Global Property Guide.

Demand Highlights:

Transaction Activity Stays Strong Amid Tight For-Sale Inventory

Residential demand in Ireland remains resilient, driven by steady population growth, a robust labor market, and rising disposable incomes. At the same time, persistent supply shortages continue to constrain market activity, limiting the pace of expansion despite sustained buyer interest. According to the CSO data, a total of 71,822 residential property transactions were recorded in Ireland in 2024, representing a marginal decline of 1.39% year-on-year. The total value of properties transacted, on the other hand, increased by 6.55% to EUR 25.7 billion (USD 27.4 billion), reflecting continued appreciation of property prices.

Market dynamics varied across property segments. The number of new homes transacted rose by 8.60% year-on-year, while sales of existing homes declined by 4.29%. The latest property report from MyHome.ie, in association with the Bank of Ireland, highlights the structural challenge: "The tight housing market is now feeding on itself, with would-be vendors put off by a fear of failing to secure a property once they sell their own home." As a result, for-sale inventory remains scarce and is being absorbed rapidly: "Whatever stock is available for sale is being snapped up quickly <…> average time to sale is close to historic lows."

Data Source: CSO.

Regionally, residential transactions declined in 18 out of 26 counties, with the sharpest contractions recorded in Kildare (-24.25% year-on-year), Monaghan (-16.77% year-on-year), and Sligo (-15.61% year-on-year). Conversely, Offaly (15.00%), Waterford (10.36%), and Clare (6.19%) saw the most notable year-on-year increases. Dublin remained the most active market, accounting for 33% of the total volume of transactions, with 23,760 properties sold in 2024 - a 4.85% increase year-on-year.

Counties with the largest number of transactions registered in 2024:

Looking ahead, demand for housing in Ireland is expected to remain robust, supported by strong economic fundamentals, including population growth and improving affordability. Orla McMorrow, Deputy Chief Executive at the DNG Group, explains: "On the demand side, falling interest rates are helping the affordability equation and supporting appetite. The population continues to grow <…> Furthermore, our strong economic backdrop of rising employment levels and increasing wages will also feed into continued demand for housing in years ahead."

At the same time, supply constraints and the decreasing number of properties listed for sale continue to hinder market expansion. David Cantwell, Director at Hooke & MacDonald, underscores the potential of new financing options to enhance liquidity in the second-hand segment: "A new or reintroduced loan for people trading up or down in the form of bridging finance from ICS Mortgages is to be welcomed. This will facilitate easier movement between homes. This is important for any mature market - and particularly for Ireland, where we have one of the lowest occupancy per dwelling rates in Europe," he commented to The Irish Times.

Supply Highlights:

Record Housing Starts Poised to Boost Completions, but Mismatch Between Supply and Demand Persists

Ireland has faced ongoing challenges in meeting the housing needs of its growing population since the construction industry downturn following the 2009 financial crisis. In 2021, the Irish Government introduced the Housing for All plan, a comprehensive policy framework aimed at delivering 300,000 new homes by 2030. While efforts to increase supply have made progress, the pace of delivery continues to fall short of rising demand.

According to figures from the CSO, housing completions reached a 15-year high of 32,525 units in 2023. However, this remained below the annual target of 33,000 units - a figure widely regarded as a conservative estimate, with industry assessments placing actual demand between 40,000 and 50,000 new homes per year to address the ongoing shortage. In 2024, completions declined by 6.75% year-on-year, totaling 30,330 dwellings.

Developers have pointed to several key obstacles slowing project completion. As Building Ireland Magazine highlights, "bureaucratic planning regulations and lengthy approval times" remain significant barriers, alongside "rising costs of materials and labour shortages - exacerbated by global supply chain issues - driving up expenses, and forcing some developers to pause or scale back projects." The analysis further notes that "the shortage of affordable land, particularly in urban centers like Dublin, is intensifying competition between private developers and local authorities."

Data Source: CSO.

A shift in momentum is expected in 2025, with record-breaking housing commencements in 2024 signaling a potential turning point for the sector. The Department of Housing, Local Government, and Heritage reported 60,243 dwellings started in 2024, representing an 83.66% year-on-year increase. Industry experts attribute this surge to government initiatives such as the development levy waiver and the Uisce Éireann rebate, which have helped reduce financial pressures on developers.

Data Source: CSO.

EY-Euroconstruct forecasts housing completions to rise to 38,000 units in 2025, 40,000 in 2026, and 42,000 in 2027. Annette Hughes, Director at EY Economic Advisory and member of Euroconstruct, commented: "At a time when the delivery of housing is stalling in economies right across Europe, Ireland's performance is particularly notable and has been driven by a range of factors. These include multiple policy interventions to support and speed up the delivery of new homes and drive down the cost of construction, the reallocation of some capacity in the sector from commercial to residential construction, as well as a more positive - if still elevated - financing and interest rate environment."

While these forecasts are encouraging, industry experts emphasize the importance of long-term solutions. Short-term government measures, such as increased housing investment and relaxed planning regulations, have provided momentum, but sustained progress will require structural reforms.

David Thompson, Vice President (Ireland and UK) at CIS, noted: "The record volume of housing commencements in 2024 is a positive sign for the sector and provides hope for increased completions in the coming years. However, we cannot ignore the ongoing challenges. <…> To address the affordability crisis, we need a stronger focus on incentives for developers to prioritize affordable housing, alongside streamlined planning processes and greater public sector involvement. The government has a vital role to play in ensuring these measures are implemented effectively, creating a more balanced and sustainable housing market."

Rental Market:

Lacking Supply Continues to Fuel Rental Inflation

According to the CSO reporting, the rate of homeownership in Ireland continues to fall. It was about 66% in the 2022 census, down from 68% in 2016 and almost 70% in 2011, while the nationwide proportion of renters reached 28% (of which 18% rent from private landlords). The share of households renting their residence is 45.2% in Dublin City, 35.7% in Dublin City and County, 29.3% in Waterford City and County, 28.1% in Cork City and County, 26.9% in Galway City and County, and 26.8% in Limerick City and County.

In parallel, for more than a decade, Ireland has been experiencing rapid rental inflation. Between January 2015 and January 2025, the rental index published by the property website Daft.ie surged by a whopping 117%. While moderating from the peak of nearly 15% in August-September 2022, the annual growth in rents remains high, reaching 7.7% as of January 2025.

Data Source: Daft.ie.

The almost uninterrupted growth in rents is primarily tied to a lack of supply. Even in Dublin, where over 125 purpose-built rental developments with over 10,000 new rental units have opened since 2016, according to Daft.ie, it is not enough to meet the growing demand. "We are, in other words, over a decade into a rental crisis and have very little to suggest that it will end any time soon. The construction of new rental homes in Dublin surged in 2022 and 2023, keeping rental inflation down there. But since then, the rate of new building has fallen back and looks set to fall further in 2025. Outside the capital, the picture is even grimmer. Effectively, no new rental housing has been added outside Dublin in the last few years and, unsurprisingly, it shows in the availability of homes to rent," commented Ronan Lyons, Associate Professor in Economics at Trinity College Dublin and contributor at Daft.ie.

In nominal terms, the nationwide average asking rent reached EUR 1,956 (USD 2,089) in Q4 2024, according to the latest report from Daft.ie. Among the key regional submarkets, the highest rent level outside the capital was registered in Limerick City at EUR 2,271 (USD 2,426), while Waterford City remained relatively more affordable at EUR 1,651 (USD 1,763). Within the capital region, average rents exceeded EUR 2,400 (USD 2,563) in all areas except Dublin County North.

Average asking rent by submarket:

While still strong, rental yields for apartments in Ireland have moderated somewhat along with the pace of rental inflation. According to research conducted by the Global Property Guide in December 2024, gross rental yields for residential units averaged 7.76%, down from 8.10% previously reported in July 2024. On the regional level, Cork demonstrated a higher potential performance at 8.69%, while for Dublin, the indicator stood at 6.83%.

Mortgage Market:

Interest Rates Past Peak, Buy-to-Let Segment Continues to Shrink

Mortgage interest rates in Ireland are past their peak and continue to fall, reaching a 20-month low in December 2024 as lenders across the country respond to the easing of the European Central Bank (ECB) monetary policy. Following a 25 b.p. cut in December, at the end of January 2025, the ECB announced another 25 b.p. decrease in its key rates, bringing the deposit facility rate to 2.75%, the main refinancing operations rate to 2.90%, and the marginal lending facility rate to 3.15%.

Ireland's mortgage loan interest rates:

Local experts anticipate further improvement in lending conditions, bringing more relief to Irish borrowers in 2025. "It's likely the ECB will cut rates at least another two times over the coming year, if not more, to try to revive a flagging Eurozone economy," commented Darragh Cassidy, head of communications at price comparison website Bonkers.ie, quoted by The Irish Times. "So we'll see mortgage rates in Ireland continue to ease, especially among the non-bank lenders whose rates are still generally a fair bit higher than the main banks' rates."

Data Source: ECB.

The average interest rates on loans to households for house purchases in Ireland are down for both new and outstanding credit categories. For new housing loans, the average rate was most recently reported at 3.73% in December 2024, down 0.46 p.p. since the same period the year before but not yet at the level observed two years prior. For outstanding housing loans, the average rate reached 3.56%, 0.07 p.p. down since December 2023 but still notably above the 2.96% reported in December 2022. The same trend was observed for loans of all initial rate fixation periods and maturities.

Average interest rates on loans to households for house purchases:

However, lower borrowing costs have yet to translate into a rebound in new lending in the country. The Central Bank of Ireland reported about EUR 10 billion (USD 10.8 billion) in new loans for house purchases to domestic households in 2024, 0.2% below the 2023 level and 3.9% below the 2022 level.

At the same time, a more detailed analysis shows a strong pickup in the total value of new loans issued in the second half of the year (+47% compared to H1 2024 and +15% compared to H2 2023), suggesting a more positive trajectory for the mortgage market in 2025.

"Our latest mortgage data shows another strong year for first-time buyers (FTBs) who have dominated the mortgage market in recent years. While activity in the overall market was more subdued, solid growth in approvals activity points to a positive outlook for 2025 and beyond," said Brian Hayes, Chief Executive of the Banking & Payments Federation Ireland (BPFI), commenting on recent developments.

Data Source: Central Bank of Ireland.

Based on the Central Bank of Ireland figures, loans for the purchase of buy-to-let properties (BTL) made up only 1.4% of the total value of new residential lending in 2024. In general, the distribution of the market has shifted toward owner-occupied properties (principal dwellings) in the last decade, while the BTL segment decreased drastically from 22% of the housing loan stock at the end of 2014 to only 3.5% in Q3 2024.

Typically structured as interest-only credit and seen by lenders as a riskier category, BTL mortgages involve higher downpayment requirements and often higher interest rates than traditional housing loans. In their May 2024 Irish market update, Morningstar DBRS mentioned that the "increase in rates makes BTL mortgages very expensive and the BTL business less attractive and, in some cases, not viable."

Overall, the Irish government's containment measures (including loan-to-income caps and loan-to-value requirements for different categories of buyers), combined with the global economic slowdown and elevated interest rates, resulted in the overall shrinking of the mortgage market in recent years from estimated 65% of GDP in 2009 to 28% in 2015 and 16% in 2023. The total value of outstanding housing loans to domestic households grew by 1.2% year-on-year in Q3 2024, reaching EUR 84.4 billion (USD 92.7 billion), according to the Central Bank of Ireland.

Data Sources: ECB, Central Bank of Ireland.

Socio-Economic Context:

External Environment and Strong Labor Market to Support Rebound Economic Growth

Following periods of strong growth, Ireland's real GDP weakened significantly in 2023, declining by 5.5%. The decline continued in the first half of 2024, and the economy is set to contract further by 0.5% for the year. The European Commission's analysis ties this contraction to the weak performance of specific multinational-dominated sectors but indicates that the activity started to recover in the second half of the year. A rebound growth is currently projected at 4.0% in 2025 and 3.6% in 2026, to be supported by a strong labor market, low headline inflation, and a favorable external environment.

Consumer Price Index (CPI) inflation in the country continued to ease, reaching the annual level of 1.4% in 2024, down from 5.2% in 2023, and was most recently reported by the CSO at 1.9% in January 2025. The European Commission expects the indicator to remain low in the next two years, reaching the annual level of 1.9% in 2025 and 1.8% in 2026.

Data Source: IMF.

Ireland's labor market remains tight, serving as one of the key factors supporting macroeconomic recovery. According to the European Commission, strong employment has been supported by an increase in the labor supply, largely due to high net inward migration and increased female labor market participation. The ILO unemployment rate for the population aged 15-74 was reported by the CSO at 4.0% in Q4 2024, a marginal 0.2 p.p. decline from the same period a year prior. The indicator is projected to remain virtually stable in the next two years, as employment growth is set to continue but at a more moderate pace, reflecting the expected overall expansion in the economy.

Data Source: CSO.

Ireland's 2024 general election reaffirmed the pro-business policies of the incumbent coalition government, providing stability for the nation's economic environment despite growing public frustration with long-standing social issues such as housing shortages, rising living costs, and underfunded public services.

Overall, despite the large impact of multinational enterprises on national accounts, the Irish economy has shown resilience amid higher interest rates and a weaker global economic backdrop. In November 2024, Fitch Ratings affirmed the country's 'AA-' standing with a stable outlook, noting its strong institutions, high GDP per capita, budget surpluses, and steady debt decline.

Sources:

1. The Government of Ireland
   1. Housing For All: Building Homes Supporting Communities: https://www.gov.ie/
2. Central Statistics Office (CSO)
   1. Residential Property Price Index December 2024: https://www.cso.ie/
   2. New Dwelling Completions Q4 2024: https://www.cso.ie/.
   3. New Dwelling Completions Q4 2023: http://cso.ie/
   4. CSO Statistical Database https://www.cso.ie/
   5. Census of Population 2022 Profile 2 － Housing in Ireland: https://www.cso.ie/
   6. Press Statement Census 2022 Results Profile 2 - Housing in Ireland: https://www.cso.ie/
   7. Consumer Price Index January 2025: https://www.cso.ie/
   8. Labour Force Survey Quarter 4 2024: https://www.cso.ie/
3. Central Bank of Ireland
   1. Retail Interest Rates: https://www.centralbank.ie/
   2. Private Household Credit and Deposits: https://www.centralbank.ie/
   3. Mortgage Measures: https://www.centralbank.ie/
   4. New Mortgage Lending Data: https://www.centralbank.ie/
4. European Central Bank (ECB)
   1. ECB Data Portal: https://data.ecb.europa.eu/
   2. Key ECB Interest Rates: https://www.ecb.europa.eu/
   3. Monetary Policy Decisions, 30 January 2025: https://www.ecb.europa.eu/
   4. US dollar/Euro, Quarterly: https://data.ecb.europa.eu/
   5. US dollar/Euro, Monthly: https://data.ecb.europa.eu/
5. International Monetary Fund (IMF)
   1. Country Overview: Ireland: https://www.imf.org/
6. European Commission
   1. Economic forecast for Ireland: https://economy-finance.ec.europa.eu/
7. Department of Housing, Local Government and Heritage 
   1. December 2024 Commencements: https://www.gov.ie/
8. Society of Chartered Surveyors Ireland (SCSI)
   1. Annual Residential Market Monitor, Review and Outlook 2025: https://ww1.daft.ie/
9. Banking & Payments Federation Ireland (BPFI)
   1. BPFI Mortgage Approvals Report - December 2024: https://bpfi.ie/
10. EY
    1. Ireland Forecast To Maintain Strongest Housing Completion Rate In Europe: EY-Euroconstruct: https://www.ey.com/
11. Daft.ie
    1. The Daft.ie House Price Report Q4 2024: https://ww1.daft.ie/
    2. The Daft.ie Rental Price Report Q4 2024: https://ww1.daft.ie/
12. myhome.ie
    1. Property Report Q3 2024: https://img.myhome.ie/
13. Morningstar DBRS
    1. Irish Residential Mortgage Market Update: https://dbrs.morningstar.com/
14. Building Ireland
    1. Despite Record-Housing Construction Commencements in Ireland in 2024, Completions Still Fall Short, CIS Report Reveals: https://buildingirelandmagazine.com/
15. Fitch Ratings
    1. Fitch Affirms Ireland at 'AA'; Outlook Stable: https://www.fitchratings.com/
16. The Irish Times
    1. What Does The 2025 Housing Market Have In Store? Property Experts Make Their Predictions: https://www.irishtimes.com/
    2. ICS Revives Bridging Loans 'To Ease Bottleneck' In Second-Hand Home Market: https://www.irishtimes.com/
    3. Mortgage Rates Fall to 20-Month Low as Irish Lenders Respond to ECB Cuts: https://www.irishtimes.com/
17. CNBC
    1. Ireland's Election Delivers Pro-Business Continuity Despite Voter Discontent: https://www.cnbc.com/
18. Irish Examiner
    1. Housing Target Missed As The Number of New Homes Built Last Year Fell 6.7%: https://www.irishexaminer.com/