Free Research Report — March 2026

What 700,000 Irish
property sales
actually tell us

We analysed every verified residential transaction on the Property Price Register from 2010 to 2026 — VAT-adjusted, deduplicated, and cross-referenced with energy ratings and rental data. Some findings might surprise you.

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699,653
Verified transactions
€380k
National median 2025
+134%
Growth since 2013
7.05%
Top gross rental yield
17
Years of data

12-year growth

Dublin ranks 24th out of 26 counties

Price growth from the 2013 post-crisis trough to 2025. The counties that outperformed most are not the ones you'd expect.

VAT-adjusted median price growth by county — 2013 to 2025
National average: +134%
01
Laois outperformed Dublin by more than 2×
Laois grew +220% from €93k to €298k. Dublin grew just +106% — despite being the most expensive county in Ireland.
02
Remote working reshaped the midlands
Westmeath (+206%), Louth (+175%), Clare (+166%) — all benefited from buyers priced out of Dublin seeking larger homes with a commutable or remote-work lifestyle.
03
Donegal is the only county below +100%
At +90%, Donegal’s geographic remoteness continues to limit demand relative to the rest of the country — even in a rising market.

Investment analysis

Rental yield: Dublin is 7th, not 1st

Indicative gross rental yield for two-bedroom apartments — combining PPR 2025 sale prices with RTB/ESRI Q2 2025 average rents across 25 counties. Gross figures only: net yield will be lower after fees, vacancy and tax.

Gross rental yield by county — two-bed apartments, 2025
Source: PSRA PPR + RTB/ESRI Rent Index Q2 2025
01
Longford leads at 7.05% gross yield
A two-bed apartment costs around €190k with average rent of €1,116/month. Low entry cost drives the gross yield — though net yield after management fees, vacancy and tax will be materially lower.
02
Dublin offers 5.46% with far superior liquidity
RTB average rent €2,259/month against a median purchase price of €497k. Strong tenant demand and high transaction volume make Dublin the most predictable investment market.
03
Kildare has the lowest yield at 4.28%
High purchase prices relative to rents make Kildare a capital-growth play rather than an income play — consistent with its role as a commuter county with strong owner-occupier demand.

Methodology

Built on three public datasets

All data is sourced from Irish government agencies and processed with five layers of cleaning — non-market transactions excluded, new build prices VAT-adjusted at 13.5%, duplicate entries removed.

PSRA Property Price Register — 699,653 transactions 2010–2026 SEAI BER Public Database — 1,353,297 energy ratings RTB/ESRI Rent Index — quarterly averages since 2007

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Disclaimers

Property Price Register

Data from PSRA via stamp duty declarations. Not a price index. New build prices are VAT-exclusive in source data — 13.5% VAT applied throughout. Non-market transactions, bulk purchases and duplicates excluded. Eircode district data covers 2021+ only.

SEAI BER Database

BER ratings are based on standardised software assumptions, not measured energy use. Used here for indicative building characteristics only. Correlations with sale prices reflect market-level patterns, not causal relationships.

RTB/ESRI Rent Index

County averages across all registered tenancies (new and existing). Rental yields shown are GROSS only — before management fees (~10%), vacancy, maintenance and income tax (up to 40%). Net yields will be materially lower.

General

This report is for informational purposes only. It does not constitute financial, investment, legal or tax advice. Past price growth does not guarantee future performance. Data as of March 2026.