Dublin house prices: the year to August 2026
The typical Dublin home sold for €488,000 in the year to August, 3.3% more than a year earlier. Blackrock and Stillorgan led; Dublin 18 slipped. Here's what the Property Price Register shows, district by district.
In the twelve months to the end of August, the typical home in Dublin sold for €488,000. A year earlier the figure was €472,500, so the median is up 3.3%. That’s a modest rise by the standards of the last few years, and the quarter-by-quarter numbers suggest the pace is still easing rather than picking up.
These figures come from the Property Price Register: every open-market home sale in Dublin, with new builds sold ex-VAT and non-market transfers left out. The register runs about a month behind, because a sale only appears once stamp duty has been filed, so August is the last complete month we can use.
The quarters tell the story
| Quarter | Median sale price | Sales |
|---|---|---|
| Q1 2025 | €467,000 | 3,114 |
| Q2 2025 | €476,000 | 3,397 |
| Q3 2025 | €487,000 | 4,038 |
| Q4 2025 | €485,000 | 4,133 |
| Q1 2026 | €495,000 | 2,954 |
| Q2 2026 | €485,000 | 3,315 |
Prices climbed steadily through 2025, then stalled. The second quarter of this year came in at the same level as the end of last year. One quarter isn’t a trend, and medians move around with the mix of homes that happen to sell, but it fits what the other reports are saying: growth in Dublin has slowed to a crawl compared with the rest of the country.
Still selling above the asking price, for now
On the face of it, the market hasn’t gone soft. Of the Dublin homes we can match to their asking price, 82% that closed in July and August sold above it, by a median of 7.9%. That share has barely moved in two years: it was 83% in 2025 and 80–81% in the first half of this year.
There’s a catch in that number, though. A sale that completed in July or August was usually agreed back in the spring, so these figures look a few months into the past. Daft.ie’s latest report points to the bidding cooling since then. Nationally, its gap between asking and achieved prices narrowed to 2.6% in the third quarter, from 6.8% a year earlier. If that’s right, the over-asking premium in our figures should start to shrink as autumn sales complete.
The pattern across price levels hasn’t changed. Cheaper homes still draw the strongest competition. Homes listed under €400,000 have sold for a median 10.6% over asking since the start of 2024, with nearly nine in ten going above it. Above €1.5 million, the median sale is right on the asking price and fewer than half go over.
District by district
Comparing the twelve months to August with the twelve months before:
| District | Median, year to Aug 2026 | A year earlier | Change |
|---|---|---|---|
| Blackrock & Stillorgan | €840,000 | €760,000 | +10.5% |
| Dublin 11 | €361,000 | €330,500 | +9.3% |
| Dublin 1 | €380,000 | €350,000 | +8.6% |
| Dublin 6W | €735,000 | €690,000 | +6.5% |
| Dublin 24 | €390,000 | €367,000 | +6.3% |
| Lucan | €461,000 | €434,000 | +6.2% |
| Dublin 5 | €530,000 | €499,500 | +6.1% |
| Dublin 6 | €795,000 | €750,000 | +6.0% |
| Dublin 4 | €682,500 | €650,000 | +5.0% |
| Dublin 15 | €416,000 | €405,000 | +2.7% |
| Dublin 14 | €750,500 | €735,000 | +2.1% |
| Swords | €415,000 | €410,000 | +1.2% |
| Dublin 9 | €488,500 | €485,000 | +0.7% |
| Dublin 2 | €466,500 | €466,500 | 0.0% |
| Dublin 18 | €566,000 | €572,500 | −1.1% |
Blackrock and Stillorgan stand out. With more than 640 sales it isn’t a small-sample fluke. The CSO’s own figures point the same way: Dún Laoghaire-Rathdown had the fastest-rising house prices in Dublin in the year to July, and the A94 Blackrock Eircode area had the highest median in the country, at €850,500.
At the other end, Dublin 18, Dublin 2 and Dublin 9 were flat. Dublin 18’s slight fall needs a caveat. It takes in the large apartment schemes around Sandyford and Cherrywood as well as Foxrock and Cabinteely, so its median shifts with whichever kind of home happened to sell more that year.
Smaller areas such as Rush and Dublin 20 show bigger swings, but with only a hundred or so sales a year they move around too much to read much into.
Part of the rise is the mix
The share of Dublin sales under €400,000 fell from 34.1% to 30.3% over the year, while sales over €1 million rose from 9.1% to 10.3%. Some of that is price growth pushing homes over the line. Some of it is simply fewer cheaper homes coming up for sale. Either way it nudges the median up by more than the like-for-like change in values, so treat the headline figure as an upper bound.
How this compares with the other reports
The different reports measure different things, which is why their numbers never quite agree:
- CSO (actual sale prices, to July): Dublin prices up 4.4% on the year, with a median of €500,000. Apartments rose faster than houses: 6.8% against 3.7%.
- Daft.ie (asking prices, Q3): Dublin asking prices up 2.7%, down from 4.3% a year earlier. Daft’s economist, Ronan Lyons, put the slowdown down to weaker demand rather than more supply.
- MyHome.ie with Bank of Ireland (asking prices, Q2): a Dublin median asking price of €495,000, up 4.5% on the year. The Q3 edition is due out around 8–10 October.
Our 3.3% sits between them, which is about where you’d expect for actual sale prices at a point where asking prices are cooling first.
Volumes are holding up
Sales numbers haven’t fallen away. Between January and August, 11,748 Dublin homes were recorded on the register, against 12,012 in the same months of 2025, a drop of just over 2%. Mortgage approvals nationally were up 12% on the year in August, according to the BPFI, with first-time buyers making up almost 60% of them.
Affordability is the real pressure point. In September the ESRI estimated that Irish house prices are now about 17% above what incomes and interest rates would justify, up from 8–10% in 2024. Its explanation was a shortage of homes, not loose lending, but it’s a sign of why price growth in Dublin, where prices are highest, is the first to slow.
What to watch next
The CSO’s August figures are due in mid-October, and MyHome’s third-quarter report is due shortly after this one. We’ll update this report once September’s sales have filled in on the register.
How we measure: median sale price of open-market residential sales recorded on the Property Price Register for the Dublin postal districts and the surrounding county areas we cover, excluding new homes sold ex-VAT and sales not at full market price. Sold-versus-asking figures use the sales we can match to their original asking price.