South County Dublin Housing Market Report and Projections

Updated 13th December 2025

At the end of 2025 demand remains very high. Our properties are continuing to attract multiple bidders and sell well in excess of asking price. In 2025 we handled the sale of 74 properties with a total value of close to €50m and an average selling price 7.75% over asking.

As these asking prices are usually based on prior sales of similar properties in the same area – this is an indicator that prices are going up fast – which is typical of a growing economy with net inward migration, a growing work force, expanding population, and rising wages.

The Irish government has yet to put restrictions on overseas based buyers – who are adding fuel to the fire.

Properties which are perceived as being over-priced can be slow to sell, as buyers are now factoring in a 5-10% premium above asking – consequently a property priced at the expected selling price looks very expensive compared to other properties priced on the basis of prior sales – and buyers can feel that such properties are driving up prices artificially!

Fake Bids

There is a widespread conspiracy theory that estate agents are driving up prices using fake bids. We keep a written record of all bids and insist each bid be submitted in writing (or via the online bidding platform when using one). Thus we have a record of all bids which can be inspected by the Property Services Regulatory Authority. We obtain top prices for the properties we sell through doing a professional job marketing them and good clear honest communication with buyers and sellers alike.

Population size drives demand

The main drivers of housing demand are the strength of the economy, immigration and money coming in from overseas.

We have seen an increase in US based buyers in the last couple of months. Our marketing partnership with Coldwell Banker (one of the largest Real Estate Franchises in the USA) makes us particularly well placed to attract these buyers seeking a safe haven away from an uncertain political climate – especially for those whose paperwork, perspectives, or opinions may fall foul of the current administration.

Wages here are amongst the highest in the EU. With expanding employment there are workers immigrating from overseas, and returning Irish emigrees – generating a significant capital inflow and increasing demand for properties, especially in the premium South County Dublin markets which we serve.

Market Segments

We are seeing exceptional demand in the vicinity of UCD from cash buyers looking to buy properties for their children to live in while they are in college.

Demand is exceptionally high for properties priced up to €650,000. There are a lot of buyers in this price range – but very few properties available. These properties are selling very quickly with multiple bidders for each one. With our high performance approach we are are often achieving €100,000+ over asking.

We have sold quite a few detached houses in the Stillorgan/Cabinteely area in the last few months for around the €1m mark. We have attracted very strong interest in these properties and we have a long list of buyers now looking for similar.

The €1m+ bracket is also lively. These are mostly unique properties where demand depends on the quality and location of the property. This segment can be more asking price sensitive – but buyers will bid vigourously for what they feel are the right properties. These are often the type of properties which appeal to buyers relocating from overseas.

How long does it take to sell a property?

If you have a property to sell we would recommend bringing it to market as soon as possible. We can launch properties very quickly. With our high performance approach we obtain outstanding sales prices in just a few weeks. The mean length of time it took us to sale agree a property in 2024 was just 29 days. In 2025 this has dropped to about 24 days.

The importance of the BER rating

Properties with a B3 or better BER rating now qualify for a green mortgage at reduced interest rates. I have talked with many prospective buyers who are restricting their search to qualifying properties, and quite a few cash buyers (especially Asians) restrict their search to A rated properties. As a result we see very strong viewing numbers and active bidding for properties which qualify. We have advised quite a few sellers to upgrade the BER prior to sale. Sometimes changing light bulbs is all that is needed. Other properties can reach this standard by installing HIVE controls, upgrading the boiler, installing attic insulation, adding solar panels, or getting the property wrapped or cavity walls pumped. As a former BER assessor I have a good knowledge in this area and am happy to advise our clients on this issue. There are SEAI grants available for many of these upgrades.

Mortgage lending and bridging finance

After the disruption caused by the departure of KBC and Ulster Bank from the mortgage market in late 2022, the banking sector has settled down to a new base level. First time buyer mortgages are readily available. Interest rates are relatively stable.

For those seeking to move house – there are a number of banks now offering bridging finance. The best way to arrange this is through a mortagge broker or financial advisor.

Bridging for sellers downsizing

bank of Ireland have announced a new program commencing January 2026 for equity rich / cash poor homeowners who have paid off their mortgage and are now looking to downsize. This will help solve the conundrum for people are in a financial situation where they previously had to complete their sale before they could complete a purchase – but were not willing or able to sell without first lining up their new home.

Conveyancing process

The legal conveyancing process has become even more complex. We used to guide 6-8 weeks for completing a sale if selling to a mortgage buyer who already has mortgage approval in principle. This year it has slipped to an average of 120 days (17 weeks) due to delays in conveyancing. Our quickest sale in 2024 took six weeks to complete – thanks to a seller who had all their paperwork ready to go with no questions needed. The solution may lie in legislation before the Dail (backed by IPAV) requiring sellers and their solicitors to sort out the legals before going to market.

Rental market

The rental market has become even more unstable as smaller landlords leave the market. Some landlords coming off fixed rate mortgages or interest only arrangements are being forced to sell by their banks, as they can no longer afford the mortgage payments. Others are not prepared to take the risk of having a fixed income and a variable rate mortgage – and no way out for 6 years under the proposed new regulations! It is now more important than ever to get good tenants to start with.

When tenants move out, at least 50% of our manged properties are being sold instead of re-let. This is partially due to the landlords not being able to increase the rent to compensate for increased costs. But landlords are also very nervous about the perceived pro-tenant bias of the RTB and increased regulation. The positive side of this for the rental market is that most of these properties are being sold to first time buyers who are vacating another rental property.

Conclusion

As we enter 2026 we have a seller’s market with properties selling quickly, usually at prices significantly over asking. We have a database with lots of highly motivated buyers, with funding in place, who are keen to complete a purchase as soon as possible.

With a stable national government and stable interest rates the fundamentals would indicate that further price rises are the more likely scenario for the next few months. However we do not know the future – and risks of an international shock to the system cannot be ruled out. If you want to release equity from a property – the best time to sell is now, when people are desperate to buy! Sentiment can change at the drop of a hat.

As an independent agency we take great pride in our work. With us, an experienced agent handles the sale in person from start to finish including the description on MyHome and Daft, viewings and negotiations. We have a good support team. If you google us, you can read the Google reviews posted by our clients. We are not geographically restricted and can sell any property within easy driving distance of our offices in Stillorgan, or our agents based in city centre and Dublin Northside.

Please send me an email at phil@ckp.ie or call me on his mobile 087-279 9131 if you want to talk about your specific needs or to schedule a free sales consultation at your property.

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