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What Do ECB Interest Rate Increases Mean for Property Buyers and Sellers?

Interest rate announcements don't just affect banks—they have a real impact on anyone thinking about buying, selling or renting property.

Higher borrowing costs can influence:

Mortgage affordability

Buyer demand

Property prices

Monthly repayments

Investment decisions

Whether you're purchasing your first home, moving house or considering selling in Dublin or Naas, understanding the wider market can help you make informed decisions.

Read the full article from the Howley Souhan team: https://howleysouhan.ie/ecb-interest-rate-increase-property-buyers-sellers-renters-dublin-naas/

#ECB #InterestRates #IrishProperty #DublinProperty #NaasProperty #MortgageAdvice #PropertyMarket

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Why does regular property maintenance matter so much for landlords in Dublin and Naas?

Because the most expensive property problems rarely begin as emergencies. They often start small — a damp patch, a noisy boiler, poor ventilation, blocked gutters — and gradually become bigger, more disruptive and more costly to fix.

For landlords managing rental homes, ongoing maintenance can help protect the property’s long-term value, improve tenant satisfaction and reduce the risk of avoidable repair bills.

Full article: https://howleysouhan.ie/property-maintenance-landlords-dublin-naas/

#PropertyMaintenance #Landlords #DublinProperty #NaasProperty #RentalHomes #PropertyInvestment #PropertyManagementIreland #IrishLandlords

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What Does a Property Management Company in Dublin Actually Do for Landlords?

Being a landlord sounds simple—until you’re dealing with late rent, maintenance calls at midnight, or trying to keep up with ever-changing rental laws.

That’s where a property management company steps in.

They take care of the full rental lifecycle: – Marketing your property – Finding and screening tenants – Handling leases and compliance – Managing repairs and inspections – Collecting rent and tracking finances

Instead of juggling responsibilities, landlords get peace of mind—and more time to focus on growing their investment.

Because rental income should feel like income… not a second job.

Read the original article here.

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Rental Law Changes from March 2026 – What Landlords and Tenants Should Know

Ireland’s rental rules changed significantly on 1 March 2026, introducing stronger protections for tenants and clearer rules for landlords.

Key highlights include:

• A new six-year tenancy cycle for most new rental agreements • A national rent control system replacing Rent Pressure Zones • Annual rent increases capped at 2% or inflation (whichever is lower) • More restrictions on when a landlord can end a tenancy • Market rent resets allowed only in specific situations

These reforms are designed to improve stability for tenants while still allowing landlords to manage their properties responsibly.

If you’re renting or letting property in Dublin or Naas, understanding these changes is essential.

Read the full breakdown here: https://howleysouhan.ie/rental-law-changes-march-2026-dublin-naas-landlords-tenants/

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Avoiding Problem Tenants - How Dublin And Naas Letting Agents Screen Renters

In Dublin and Naas, the rental market remains exceptionally tight. Demand is high, supply is limited, and good properties often receive dozens of enquiries within days. For landlords, that can feel reassuring. But experienced letting agents know that high demand does not eliminate risk.

One poorly vetted tenant can result in rent arrears, property damage, RTB disputes, and months of unnecessary stress. Whether your property is in central Dublin or a growing commuter hub like Naas, the key to long-term success lies in structured, professional tenant screening.

So how do Dublin and Naas letting agents minimise risk and secure reliable, long-term renters? The answer lies in rigorous checks, consistent criteria, and proactive management.

Why Is Tenant Screening So Important in Dublin and Naas?

Tenant screening protects your income, your asset, and your peace of mind. In high-demand markets like Dublin and increasingly competitive areas such as Naas, strong interest does not automatically mean strong applicants.

In fact, tight markets can increase risk. When properties let quickly, landlords may feel pressure to accept applicants without full due diligence. That is often where problems begin.

The risks are real:

Rent arrears that take months to resolve

Property damage beyond normal wear and tear

Anti-social behaviour complaints

Costly RTB proceedings

Extended vacancy following a failed tenancy

Professional letting agents in Dublin and Naas understand that prevention is far less expensive than resolution. Careful vetting significantly reduces the likelihood of legal, financial, and reputational complications.

Good tenant selection is not about suspicion—it is about safeguarding your investment.

How Do Letting Agents in Dublin and Naas Verify Income and Employment?

Professional letting agents never rely on verbal assurances. They confirm that tenants can comfortably afford the rent before proceeding.

As a general guideline in Ireland, rent should represent no more than 30–35% of a tenant’s gross monthly income. To confirm this, agents typically request:

Three recent payslips

An employer letter confirming role and salary

Bank statements where appropriate

For self-employed applicants, tax returns or accountant confirmation

In Dublin, where rents are higher, affordability checks are especially critical. In Naas, where rental demand has risen sharply due to commuter appeal, agents are equally cautious. A tenant overstretching financially is more likely to fall into arrears, regardless of location.

Experienced letting agents also look for stability. Long-term employment, permanent contracts, and consistent income history provide reassurance that the tenancy will be sustainable.

Documentation, not promises, underpins every professional decision.

Why Are Previous Landlord References Essential?

Speaking directly to a previous landlord remains one of the most valuable screening steps.

A genuine reference can clarify:

Was rent consistently paid on time?

Was the property well maintained?

Were there neighbour complaints?

Was the tenancy ended amicably?

Would the landlord rent to this person again?

In competitive areas like Dublin and Naas, fabricated references do occasionally appear. Experienced agents verify contact details and, where necessary, confirm ownership records to ensure legitimacy.

A proven rental history is often the strongest predictor of future behaviour. Tenants who have respected previous properties are far more likely to respect yours.

What Identity and Background Checks Are Carried Out?

Letting agents in Dublin and Naas always confirm identity and right-to-rent documentation in compliance with Irish regulations and GDPR standards.

Typical checks include:

Valid passport or Irish driving licence

PPS number confirmation where relevant

Proof of current address

Right-to-reside documentation

While Ireland does not operate a universal public credit scoring system in the same way as other jurisdictions, agents assess financial reliability through documentation consistency, income stability, and behavioural indicators.

Professional screening is thorough—but always lawful and non-discriminatory.

What Red Flags Do Experienced Letting Agents Watch For?

Years of experience allow letting agents to identify subtle warning signs that inexperienced landlords may overlook.

Common red flags include:

Inconsistent or unexplained employment gaps

Reluctance to provide documentation

Pressure to move in immediately without vetting

Vague explanations about previous tenancies

Resistance to signing a formal written lease

In both Dublin and Naas, urgency is common given housing shortages. However, urgency combined with incomplete paperwork is cause for caution.

Professional letting agents apply consistent criteria to every applicant. This protects landlords legally and ensures fairness while maintaining high standards.

How Does a Strong Lease Agreement Protect Landlords in Dublin and Naas?

A detailed tenancy agreement is the backbone of a secure rental arrangement.

Letting agents ensure the lease clearly outlines:

Rent amount and payment schedule

Deposit terms and conditions

Maintenance responsibilities

House rules

Notice requirements

Procedures in case of breach

In addition, a comprehensive inventory with dated photographs is completed at check-in. This protects both landlord and tenant by clearly documenting the property’s condition at the start of the tenancy.

In regulated markets like Ireland, clarity prevents costly disputes. Many RTB cases arise from vague agreements or undocumented expectations. Professional drafting avoids that risk.

Why Is Ongoing Property Management Just as Important as Screening?

Screening is only the first step. Ongoing property management ensures small issues do not escalate into major problems.

Professional letting agents in Dublin and Naas conduct:

Regular scheduled inspections

Maintenance follow-ups

Clear communication with tenants

Early intervention if concerns arise

Proactive management protects property condition and tenant relationships. It also reassures tenants that the property is professionally run—encouraging respect and long-term stability.

Well-managed tenancies are far less likely to end in dispute.

Why Are More Landlords in Naas Using Letting Agents?

Naas has evolved from a traditional commuter town into a high-demand rental location. With hybrid working expanding the commuter belt, rental demand has intensified, attracting both professionals and families.

As rents rise and regulatory requirements tighten, many landlords in Naas are turning to professional letting agents for:

Structured screening processes

Compliance with RTB regulations

Accurate rent setting

Stress-free management

The cost of professional management is often offset by reduced vacancy, stronger tenants, and fewer disputes.

In a competitive and regulated environment, expertise pays for itself.

Why Should You Use a Professional Letting Agent in Dublin or Naas?

While some landlords choose to self-manage, professional letting agents bring significant advantages:

Experience identifying risk factors

Structured application systems

Legal knowledge of rent pressure zone rules

Objective tenant selection

Time efficiency

Dispute prevention

In today’s Irish rental market, mistakes can be costly. Improper documentation, incorrect notice periods, or unlawful rent increases can result in RTB sanctions.

Ultimately, strong tenants create strong returns. Avoiding problem tenants is not about being overly cautious—it is about running your rental property as a business.

Final Thoughts: Protecting Your Investment Starts With the Right Tenant

Dublin and Naas both offer excellent rental opportunities. Demand remains strong, and well-located properties continue to perform well.

But the difference between a profitable tenancy and a stressful one often comes down to who occupies the property.

Thorough screening, clear documentation, and proactive management are the hallmarks of professional letting agents. When done correctly, they protect income, preserve property value, and ensure long-term stability.

If you are a landlord in Dublin or Naas and want reliable tenants without the uncertainty, speak to Howley Souhan. Our experienced letting agents combine rigorous screening with hands-on property management—so you can rent with confidence and protect your investment properly.

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Are Commuter Towns Like Naas Attracting Higher Prices? Expert Insights from Howley Souhan

As Dublin’s housing market remains squeezed, buyers are looking beyond the capital to commuter towns like Naas. With growing interest and rising prices, the question many sellers are asking is: Are commuter towns like Naas really attracting higher property prices—and is now the right time to sell?

What Is a Commuter Town and Why Is Naas One of Ireland’s Most Sought-After?

A commuter town is a residential area where most residents travel to a nearby city for work. Naas, located just 35 minutes from Dublin via the M7 and served by frequent rail and bus routes, fits this definition perfectly.

Naas has become especially popular among families and professionals seeking space, amenities, and affordability. Its blend of modern facilities, walkable high streets, local schools, and a close-knit community appeal makes it a compelling alternative to city life. The town also offers green spaces, sporting clubs, and cultural events—factors that continue to attract long-term residents.

Are Property Prices in Naas and Other Commuter Towns Rising?

Yes—property prices in Naas are climbing, fast. According to Q1 2025 data, parts of Kildare, including Naas, saw prices rise by 5% in just one quarter, with some homes going 10–20% above asking due to competitive bidding.

This rise is not a short-term spike but part of a longer trend. As more buyers seek better value and more space, demand continues to outpace supply in Naas. Buyers who might once have only considered Dublin postcodes are now competing fiercely for homes in commuter zones.

Local estate agents, including Howley Souhan, report that well-maintained homes with good access to schools or public transport are particularly in demand.

Why Are Buyers Flocking to Naas Instead of Staying in Dublin?

The Dublin market remains tight—short supply and high prices are pushing many buyers outwards. Naas provides a compelling mix of benefits:

Affordability: Larger homes, gardens, and parking—all for significantly less than equivalent city properties.

Transport Links: Easy access to Dublin via the upgraded M7, commuter trains to Heuston Station, and expanding bus services.

Lifestyle: Parks, schools, shopping, dining, and community activities—all in a less hectic environment.

Hybrid Working: More people only need to commute 2–3 times per week, expanding their acceptable travel radius.

This makes Naas not just a fallback option, but a destination of choice—especially for growing families and remote-working professionals.

How Does Rental Demand Impact the Naas Market?

Rental demand in Naas is strong and growing. With urban renters seeking better space and long-term value, the rental market is feeling the squeeze.

Fewer listings: Low supply is driving rents higher, often matching or exceeding those in outer Dublin suburbs.

Wider pool: Former Dublin renters and young professionals are shifting westward in search of affordability and lifestyle.

Investor interest: Landlords are increasingly targeting Naas for its strong yields, stable tenancies, and lower acquisition costs.

This strong rental market adds competitive pressure to the sales market as more investors compete with owner-occupiers for quality housing stock.

What Role Does Infrastructure Play in Naas’s Property Boom?

Improved infrastructure is a major factor in Naas’s growth. The town benefits from:

M7 motorway upgrades significantly reducing commute times and improving access to business parks and employment zones.

Train services offering regular and reliable routes into Dublin.

Bus Connects expansion which aims to better link Naas with Dublin’s wider public transport network.

Local investment in schools, healthcare, and recreation—ensuring the town grows sustainably.

As connectivity improves, Naas increasingly competes with inner suburbs in terms of convenience, while still offering a more relaxed, spacious environment.

Is Now the Right Time to Sell a Home in Naas?

Yes. With prices on the rise, low stock, and high demand, now is a window of opportunity for sellers. Homes are selling quickly—many over the asking price. The average time on market for quality homes is dropping as buyers are prepared to move quickly to secure the right property.

Sellers who price strategically, stage their homes well, and work with experienced local agents are best positioned to maximise value. Naas is not only holding its value—it’s outperforming many areas thanks to its commuter appeal.

What Are the Top 5 Reasons People Are Selling Their Homes in Naas?

Selling in Naas isn’t just about cashing in on a hot market. Here are the top reasons sellers are making the move:

Upsizing for Growing Families: Many locals are staying in the area but upgrading to a larger home, capitalising on increased equity to secure more space.

Relocating for Work or Retirement: Life changes—whether a new job abroad or downsizing after retirement—often prompt owners to sell.

Changing Lifestyles: Hybrid working has given homeowners more freedom to move to rural areas or coastal regions without losing job connectivity.

Investment Strategy: Some landlords are divesting in favour of passive income alternatives or due to increased regulation in the rental market.

Desire for Renovation Projects: A surprising number of sellers are moving in order to take on renovation or self-build projects that better match their long-term goals.

Whatever the reason, Naas sellers are often entering a strong market with confidence, knowing demand is high and homes are moving fast.

How Can Howley Souhan Help You Get the Best Price?

As one of the leading estate agents in Naas and Dublin, Howley Souhan brings:

Local insight: Our agents live and work in the community and understand buyer trends and expectations.

Strategic pricing: We set pricing that invites maximum interest and bidding competition.

Marketing expertise: From staging advice and photography to premium listings on Daft and MyHome, we ensure your home stands out.

Negotiation power: Our track record in managing offers ensures you receive the strongest possible return.

In a market where timing, presentation, and local know-how make all the difference, choosing a dedicated, experienced estate agent like Howley Souhan can dramatically improve your final sale price.

Thinking of selling your home in Naas?

Book a free valuation with Howley Souhan, trusted estate agents in Naas and Dublin. We’ll help you capitalise on current demand—and secure the best return for your home.

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How to Rent Your Property for Higher Return: Insider Tips from Dublin’s Top Letting Agents

In a competitive rental market like Dublin, savvy landlords are asking one key question: How do I let my property for more? The answer lies in combining strong preparation with strategic pricing and marketing—while ensuring compliance with Ireland’s rental laws.

Here, we unpack insider techniques from experienced letting agents in Dublin to help you maximise your rental return without overstepping regulations.

How Do I Prepare My Property to Command a Higher Rent?

To rent your property for a higher price, start by making it as appealing as possible through thoughtful presentation, cleanliness, and minor upgrades.

How Can I Improve My Property’s Kerb Appeal?

First impressions matter. Ensure the front garden is tidy, pathways are swept, and the front door looks fresh—a quick coat of paint can work wonders. Clean windows and lighting can make the entrance more inviting.

Why Is Deep Cleaning and Decluttering Essential?

A spotless property indicates good maintenance and invites confidence from potential tenants. Professional cleaning of carpets, windows, and bathrooms adds polish. Remove excess furniture and personal items to create a sense of space.

What Smart Upgrades Should I Consider?

Replace old taps, update cabinet handles, and paint walls in neutral tones. Investing in energy-efficient appliances or LED lighting not only appeals to eco-conscious tenants but can justify a higher asking rent.

Should I Offer My Property Furnished?

Furnished rentals often attract professionals and corporate tenants willing to pay more for convenience. Include modern, tasteful furnishings that add value, not clutter.

In summary, thorough preparation lays the foundation for premium rental returns. A well-presented, clean, and modernised space attracts better tenants and justifies a higher asking price.

How Should I Price My Rental Property for Maximum Interest?

To rent faster and for more, use market research to price your property strategically—ideally slightly below average to attract multiple bids.

1. Where Can I Find Accurate Market Rent Data?

Compare similar listings in your area on Daft.ie and MyHome.ie. Check number of bedrooms, location, finish, and local amenities to benchmark your asking price accurately.

2. What Is Strategic Pricing and Why Does It Work?

Launch at a competitive price point just below the average market rate to generate interest. This often leads to more enquiries and may spark bidding that exceeds your guide price.

3. When Should I Adjust the Asking Price?

Stay flexible. If you don’t receive traction within the first 10 days, adjust your price or refresh your ad with better photos or added features.

In summary, strategic pricing draws attention early and increases your chances of multiple offers. Being responsive to market feedback helps you stay competitive.

What Marketing Tactics Help Rent a Property for More?

The key to marketing your property successfully is presenting it at its best on as many platforms as possible.

Why Is Professional Photography So Important?

Use natural light, wide angles, and high-resolution images to show off your space. Highlight key areas like the kitchen, living room, and bathrooms.

How Do I Write a Compelling Property Description?

Mention unique selling points: garden access, secure parking, proximity to transport or schools. Use evocative language that helps tenants imagine living there.

Where Should I Advertise My Property?

List on Daft.ie and MyHome.ie, but also consider social media groups, local letting agents, and even virtual tours. The more exposure, the more demand.

What Type of Tenants Should I Target to Maximise Rent?

To earn more from your rental, target tenants who value quality and convenience—and are willing to pay for it.

1. Why Target Corporate and Relocation Tenants?

Professionals moving to Dublin for work often need short-notice, fully furnished rentals. These tenants prioritise location and amenities and tend to pay a premium for turnkey properties.

2. How Can I Appeal to Young Professionals?

Offering flexible leases, broadband-ready homes, or pet-friendly options can make your property stand out to this group.

3. What Features Should I Highlight to Attract Premium Tenants?

Mention energy ratings (BER), storage, secure access, or balcony space. These details help justify the rent and appeal to discerning tenants.

In summary, aligning your offering with tenant needs ensures a steady stream of interest. Targeting the right audience results in less vacancy and better income.

What Legal Steps Should I Take to Protect My Income?

Ensuring compliance with Irish rental law is essential for securing long-term, stress-free rental income.

What Are the Rules Around Rent Increases in Ireland?

Familiarise yourself with rules on rent pressure zones and how often you can raise the rent. Visit the Residential Tenancies Board (RTB) and Citizens Information for up-to-date guidance.

What Documentation Do I Need?

Have a written lease agreement, signed inventory, and a BER certificate ready. Include photo documentation of contents and condition before letting.

What Is the 6-Year Rental Rule?

In Ireland, after six years of continuous letting, rent increases must align with market rates and follow proper notification. Always serve rent increase notices correctly.

In summary, legal and financial preparedness ensures peace of mind and helps you avoid disputes. Staying compliant protects both your income and your reputation.

Other FAQs on Renting Property

Here are answers to some of the most frequently asked questions from landlords aiming to increase their rental returns:

What is the 2% rule for property?

It’s a general investment guideline suggesting the monthly rent should be 2% of the purchase price. It’s rarely achievable in Dublin but helps evaluate returns.

What adds the most value to a rental property?

Modern kitchens and bathrooms, energy-efficient upgrades, and location-based perks like parking or balconies tend to add the most value.

What is the 6-year rental rule?

In Ireland, landlords can increase rent every 12 months if justified, but after 6 years, additional limits apply unless the tenancy ends.

How much can a landlord increase rent by in Ireland?

In Rent Pressure Zones (RPZs), increases are capped at 2% annually or the rate of inflation—whichever is lower.

Looking to maximise your rental returns in Dublin or Naas?

Speak with Howley Souhan, local letting agents who understand what tenants want and how to position your property for premium results.

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What are the Current Trends in House Prices and Rental Demand?

As we approach the end of 2025, house prices and rental demand across Dublin and Naas reveal a compelling narrative of resilience, competition, and shifting preferences. Backed by recent data, both cities show continued strength in property values and rental appeal, albeit with nuanced differences shaped by geography, infrastructure, and lifestyle appeal.

This article explores what’s really happening in these markets—and what it means for homeowners, investors, and estate agents navigating the ever-changing Irish property landscape.

Are House Prices Still Rising in Dublin in 2025?

Yes, Dublin’s house prices are still increasing in 2025, although at a more moderate pace than in previous years. Annual price growth is currently at 5.2% as of August, according to official figures, reflecting a market that remains strong despite higher borrowing costs.

This cooling from previous double-digit rises is largely due to rising interest rates and stricter mortgage lending rules. Yet, demand remains robust in key city zones, making Dublin a continued hotspot for sellers.

Housing Market Snapshot:

Dublin City tops the growth chart with 7.2% year-on-year increases.

Dún Laoghaire-Rathdown, on the other hand, saw growth slow to 3.3%.

Estate agents in Dublin report high interest in well-maintained second-hand homes, especially those near amenities, quality schools, and transport corridors like the Luas or DART.

Why Are House Prices Surging in Naas?

House prices in Naas are surging because of its commuter appeal, growing amenities, and new infrastructure plans. The town offers value compared to Dublin and is benefiting from the spillover of city demand.

The average property in Naas is now commanding increased attention from both investors and first-time buyers. With properties selling quickly, often after competitive bidding, Naas is firmly on the radar for those looking to balance affordability with access to the capital.

What’s driving House Price Growth:

Commuter accessibility: Improved road and rail connectivity.

Market competition: Limited stock and high demand.

Planned investment: New schools, roads, and retail developments.

Buyers are increasingly favouring Naas for its suburban lifestyle, green spaces, and strong community spirit—without the premium Dublin prices.

Is Rental Demand Still Rising in Dublin?

Yes, rental demand remains extremely high in Dublin, especially in well-connected neighbourhoods. Despite new supply entering the market, it hasn’t been enough to meet growing demand.

According to local estate agents, competition is particularly fierce in areas served by high-frequency public transport. The rise of short-term lets and a shrinking pool of private landlords have further tightened supply.

Rental Trends in 2025:

Increasing popularity of co-living and serviced apartments.

Rise in short-term rentals in zones like Dublin 15.

Limited long-term housing options despite population growth.

With many landlords exiting the market due to tax and regulation pressures, rental costs continue to climb, and tenants face limited options. Young professionals and students are increasingly turning to flexible living arrangements.

Why Is Rental Demand Increasing in Naas?

Naas is seeing a sharp rise in rental demand due to its position as a commuter hub with a lower cost of living. It has become an attractive alternative to Dublin for renters looking for space, affordability, and convenience.

Tenants who previously rented in the city are relocating to Naas, enticed by its schools, retail options, and access to nature. This demographic shift is putting pressure on the local rental market.

What’s happening with Rental Demand:

Rental turnover is increasing year-on-year.

Young families and professionals are leading the trend.

Properties are being let faster, often with multiple applicants.

Estate agents in Naas are advising landlords to invest in quality fit-outs and competitive pricing to attract high-calibre tenants quickly in this fast-moving market.

Are Property Prices Expected to Drop in Dublin?

No, house prices in Dublin are not expected to drop significantly in the short term. While growth has stabilised, the fundamentals—demand, limited supply, and strong employment—continue to support prices.

Current market indicators suggest continued resilience. Though more moderate than in boom years, price rises are still present and show few signs of reversing without a dramatic shift in economic or housing policy.

According to the CSO, Dublin home values rose 5.2% from August 2024 to August 2025, with signs pointing to steady growth through early 2026.

What Is the 2025 Outlook for the Dublin Property Market?

The outlook for Dublin’s property market in 2025 is stable but still competitive. Limited housing stock and continued inward migration are sustaining demand.

Estate agents anticipate that areas with strong transport links, upgraded public services, and proximity to employment hubs will remain highly sought-after. For sellers, this translates to healthy valuations and quicker sales.

New construction activity is increasing, but planning bottlenecks and cost constraints mean supply will take time to catch up.

Why Are Irish Landlords Leaving the Market?

Many Irish landlords are exiting the market due to increased tax burdens, tighter regulations, and rising maintenance and mortgage costs. Budget changes and rental caps have also made buy-to-let less appealing.

This trend is particularly noticeable in Dublin, where the cost of compliance and refurbishment has surged. As older landlords retire or sell up, fewer private rentals are available, intensifying demand.

Estate agents report that some landlords are transitioning to short-term rentals or selling altogether—driving a shift in the rental landscape and affecting tenant choice.

Is Now a Good Time to Sell in Dublin or Naas?

Yes, 2025 is considered a strong time to sell, particularly in high-demand areas like Dublin City and growing commuter towns such as Naas.

With low inventory and consistent buyer interest, estate agents are seeing fast-moving sales and competitive bidding. If you’re a homeowner looking to upsize, downsize, or relocate, market timing is in your favour.

Properties with updated interiors, BER certificates, and desirable locations are especially appealing to modern buyers.

Thinking of making a move in Dublin or Naas?

Speak with Howley Souhan, trusted estate agents with deep local knowledge, tailored marketing strategies, and real-time market insight.

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What Does Budget 2026 Mean for the Dublin Property Market

As Budget 2026 hits headlines across Ireland, homeowners, buyers, and estate agents in Dublin are parsing the details to understand what it truly means for the property market. With a clear focus on boosting supply—particularly in the apartment sector—the government’s measures aim to address affordability, dereliction, and viability challenges that have long plagued the capital.

From VAT reductions to urban regeneration, here’s what Budget 2026 could mean for Dublin’s housing outlook and how estate agents may play a pivotal role in the months ahead.

What Does Budget 2026 Mean for Estate Agents in Dublin?

For Dublin estate agents, Budget 2026 opens new markets, creates more inventory, and demands in-depth knowledge of tax changes and incentives to guide clients wisely.

Estate agents must now understand and communicate complex incentives—from VAT reductions and Living City grants to cost-rental exemptions. Those who can guide developers, buyers, and sellers through the post-budget landscape will provide real value.

Whether working with buyers eyeing Help to Buy, developers seeking stamp duty relief, or landlords navigating rental credits, estate agents are uniquely positioned to be strategic partners in a rapidly shifting market.

How Will Budget 2026 Boost Apartment Construction in Dublin?

Budget 2026 introduces a reduced 9% VAT rate for new apartment developments and an enhanced 125% corporation tax deduction for construction costs—aiming to stimulate much-needed supply in the capital.

One of the most headline-grabbing announcements is the reduction in VAT on new apartments to 9%. This directly improves economic viability for developers, particularly in Dublin where construction and land costs are high. It’s expected to kick-start apartment construction that has stalled in recent years.

An enhanced corporation tax deduction—now allowing up to 125% of qualifying costs for apartment construction—adds further incentive. For estate agents working in city areas, this could mean a tangible increase in new-build listings over the next 12–24 months.

Combined with increased capital funding for starter homes and social housing, the outlook for new housing units in Dublin is more optimistic than it has been in years. Developers now have fewer financial barriers, and buyers may finally see more choice in key commuter zones and city locations.

How Will Urban Regeneration and Dereliction Be Addressed?

The introduction of a Derelict Property Tax and expanded Living City Initiative are Budget 2026 tools aimed at revitalising neglected areas—opening new sales and rental opportunities for estate agents in Dublin.

The new Derelict Property Tax targets long-vacant buildings and idle plots with the goal of encouraging redevelopment. For Dublin’s inner city, where dereliction remains visible, this measure could accelerate much-needed revitalisation.

Estate agents will benefit from expanded stock and new opportunities in heritage property sales. The Living City Initiative, extended to 2030, now includes more properties and areas—making older city buildings more financially attractive to renovate and sell.

Urban regeneration funding and infrastructure support are also being expanded, meaning areas previously off the radar for buyers could become desirable with the right vision and planning.

What Support Is Available for Builders and Developers?

Budget 2026 supports developers through extended stamp duty refunds, tax exemptions for cost-rental housing, and new capital for small builders—boosting supply across Dublin.

The extension of the Residential Development Stamp Duty Refund Scheme to 2030 will support large-scale developers, particularly those working on multi-unit schemes in suburban areas.

Small builders—who play a crucial role in localised infill and rural housing—will benefit from increased funding to the Housing and Building Finance Company (HBFI). This could result in more new homes across Dublin and commuter towns.

Cost-rental providers also received a boost: the confirmation of corporation tax exemptions. These build-to-rent schemes offer long-term affordable housing and present a new market for estate agents involved in tenant placement and property management.

How Will Landowners and Zoning Be Affected?

Landowners can now access exemptions from the Residential Zoned Land Tax (RZLT) if they rezone land based on active economic use—a shift that may free up land for development.

This exemption encourages landowners to align their property use with current economic activity, particularly in Dublin’s urban fringe. It’s a subtle change but could have a significant long-term effect on land availability.

Estate agents advising clients on land sales or development potential will need to stay informed on zoning policies, tax implications, and local authority decisions. Dublin’s housing supply could increase if dormant sites become viable.

What Does Budget 2026 Offer Buyers and Renters?

Renters and first-time buyers benefit from extended tax credits and continued support through Help to Buy and Starter Homes—adding fuel to market demand.

The €1,000 (single) and €2,000 (joint) rent tax credit has been extended for three more years, giving renters meaningful relief. This measure is expected to support stability in the rental market while freeing up funds for savings or other costs.

The Help to Buy scheme remains in place and is underpinned by a €1.2 billion allocation to the Starter Homes programme. For buyers trying to get onto the property ladder, especially in Dublin, these supports may make the difference between waiting and purchasing.

Estate agents who specialise in working with first-time buyers will likely see increased activity in this segment, particularly in new housing developments that qualify for reliefs.

Will House Prices Drop in Dublin in 2026?

While prices may stabilise with new supply, a significant drop is unlikely. Dublin’s market remains competitive due to demand, limited existing stock, and planning constraints.

According to the CSO, house prices in Dublin have levelled slightly in recent months but remain among the highest nationally. Although Budget 2026 promotes new building, it takes time for units to reach the market.

Estate agents expect steady rather than falling prices—particularly in prime areas. However, more options could reduce bidding wars and create a healthier market for buyers.

Looking to make sense of Budget 2026 for your property goals?

Contact Howley Souhan, your expert estate agents in Dublin and Naas, for clear advice and property services that move with the times.

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Is Autumn a Good Time to Sell Your House in Ireland? Here's Why It Might Be Perfect

As the leaves turn and the air crisps, many homeowners wonder: Is autumn a good time to sell a house in Ireland? The answer, for many, is yes. While spring traditionally steals the spotlight, autumn quietly offers its own set of unique advantages that can work in a seller’s favour. With motivated buyers, lower competition, and the chance to showcase your home at its coziest, autumn may just be the perfect time to put your property on the market.

In this article, we’ll explore why autumn is worth considering—and what you can do to get the best price.

Why Selling in Autumn Can Be a Smart Move

Autumn offers strategic advantages for sellers in Ireland. From re-engaged buyers to lower market competition, the season can help you sell faster and at a better price.

1. Motivated Buyers Are Back

After the summer slowdown, buyers often return to the market with renewed urgency. Families want to be settled before Christmas, and others are hoping to beat the year-end legal rush. This sense of urgency means buyers are more decisive and ready to act.

2. Less Competition in the Market

Fewer listings in autumn mean your property has a better chance to stand out. With less choice available to buyers, your well-presented home can attract stronger interest and quicker offers.

While spring sees a surge in listings, autumn inventory tends to be leaner. This gives your home greater visibility and reduces the risk of being lost among dozens of similar properties. Less competition can also mean fewer negotiations and stronger offers.

3. A Season That Enhances the Home

Autumn creates the perfect backdrop for making your home feel warm and inviting. With cosy touches and subtle seasonal decor, you can help buyers emotionally connect with the property.

Use seasonal décor like warm throws, autumnal wreaths, and ambient lighting to create a welcoming atmosphere. A crackling fireplace or the scent of spiced candles can make buyers feel at home.

4. The Golden Window Before Winter

Autumn provides a crucial window to secure a sale before the property market slows for the holidays. Early listings can benefit from active buyers while avoiding the year-end lull.

Listing in early autumn allows time to attract serious buyers and close before the festive season, when property transactions typically slow. It’s a sweet spot: active market conditions without the intensity or crowding of spring and summer.

How to Prepare Your Home for a Successful Autumn Sale

Presenting your property at its best is key to attracting buyers and achieving top price. Here’s how to use autumn’s charm to your advantage.

1. Create a Warm First Impression

Kerb appeal matters year-round, and autumn offers a chance to make your home look both well-maintained and seasonally welcoming.

Clear fallen leaves, tidy your garden, and ensure paths and driveways are safe and clean. A freshly painted door and autumn planters can enhance your entrance.

2. Stage for the Season

Using soft furnishings and warm lighting, you can stage your home to highlight comfort and lifestyle. Make buyers want to stay the moment they step inside.

Dress your home to highlight its comfort and warmth:

Add textured cushions and blankets to sofas and beds

Use soft lighting and candles to create ambience

Highlight features like underfloor heating or energy-efficient windows

3. Keep It Bright

Natural light becomes scarcer in autumn, so it’s essential to maximise brightness. This not only lifts the mood but helps rooms appear larger and more inviting.

Clean windows, open blinds, and use mirrors to reflect natural light. Supplement with well-placed lamps and consider turning on lights for viewings.

4. Ensure It’s Market-Ready

Little details make a big difference. Before listing, take the time to refresh paint, fix minor repairs, and ensure your home is spotless.

Carry out minor repairs and touch-ups before listing. A fresh coat of paint in neutral tones, polished floors, and clean carpets all contribute to a more inviting space. Buyers notice the details.

5. Price Strategically

Autumn buyers are serious, but price sensitivity still applies. Accurate, data-driven pricing helps attract offers without prolonged negotiation.

Get a valuation from a local expert—pricing too high may alienate buyers in a more selective market, while pricing too low could cost you thousands. A seasoned estate agent will compare recent sales and current demand to guide your asking price.

Talk to a Local Agent Before You List

Partnering with an experienced estate agent is essential to take advantage of the season. They’ll guide you through timing, presentation, pricing, and paperwork.

Every season and area has its own rhythm. Speak with an experienced estate agent in Dublin or Naas to understand the current trends and buyer behaviour in your neighbourhood. Autumn may be an excellent opportunity—but a local expert Like Howley Souhan, will ensure it’s also a strategic one.

People Also Ask: Common Questions About Selling in Autumn

Still weighing up the best time to sell? These frequently searched questions may help clarify your decision.

What is the best time to sell a house in Ireland?

Traditionally spring is the busiest, but autumn offers a second strong window with motivated buyers and reduced competition.

What is the hardest month to sell a house?

Typically, December and January are slower due to holidays and weather. However, serious buyers still exist year-round.

Which month is best to sell your house?

March, April, and September are often top-performing months due to optimal weather and active buyer interest.

Why is Autumn the best season to sell a house?

It balances serious buyer activity with low listing volume, letting your home stand out. Plus, it’s easier to create a cosy, appealing atmosphere.

What is the most popular month to sell a house?

April and May generally top the list, but September and October are increasingly popular with strategic sellers.

Ready to sell this autumn?

Let Howley Souhan—trusted estate agents in Dublin and Naas—guide your sale with expert advice, strategic pricing, and standout marketing. Book your free valuation today at howleysouhan.ie

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How to Rent Your Property Faster 5 Practical Strategies for Irish Landlords

Renting out your property quickly in today’s competitive Irish rental market means striking a balance between price, presentation, and proactivity. Whether you’re a first-time landlord or a seasoned investor, long vacancy periods are costly. But with the right approach, you can reduce downtime, attract quality tenants, and start generating rental income sooner.

Here’s how to rent your property faster—and smarter.

1. How do I prepare my property to rent it faster?

To rent your property faster, first impressions are crucial. Focus on kerb appeal, cleanliness, and small upgrades like painting and lighting. These improvements not only attract more tenants but signal that the home is well-maintained and move-in ready.

Before a potential tenant ever steps inside, they’ll judge the property from the outside. Make sure the exterior is clean, tidy, and inviting. Trim hedges, sweep pathways, clean windows, and repaint the front door if needed. If you’re letting a house in a popular Dublin suburb, for example, kerb appeal can set your property apart.

Inside, cleanliness is crucial. Conduct a full deep clean between tenancies, remove all personal or leftover items, and make necessary repairs. A fresh coat of paint in a neutral colour can dramatically lift a tired room, while modern lighting and clean flooring create an open, appealing atmosphere.

2. How do I price my rental property correctly?

Price your property based on current local market data. Research similar properties on Daft.ie and MyHome.ie, and adjust for size, location, and amenities. Pricing too high can lead to longer vacancies, while a fair price attracts more qualified tenants quickly.

One of the biggest delays in renting out a property is overpricing. Do your research: check current listings for comparable homes in your area. Factor in location, amenities, BER rating, and demand.

In 2025, seasonal trends still affect demand. Spring and summer generally see more movement, especially among students and young professionals, while winter can be slower.

A well-priced property will attract more interest and may even receive multiple applications. Holding out for an extra €50 per month can cost you far more if it delays finding a tenant by weeks.

3. Where should I advertise my rental property to get tenants faster?

Advertise your rental on Ireland’s major platforms like Daft.ie, Rent.ie, and MyHome.ie. Use high-quality photos, a detailed description, and consider including a virtual tour to increase visibility and speed up tenant interest.

Online visibility is key. List your property on rental platforms as well as community Facebook groups and WhatsApp letting boards.

Make sure your photos are high quality, well-lit, and showcase each room’s best angle. Consider a virtual tour or video walkthrough to give potential tenants a sense of space before visiting.

Your listing description should be honest, but persuasive. Highlight standout features: proximity to LUAS stops, off-street parking, energy-efficient upgrades, or a low-maintenance garden. The clearer and more appealing the listing, the faster your property will rent.

4. How can I be more flexible to rent my property quickly?

Being responsive and flexible is key to reducing vacancy. Respond quickly to inquiries, offer various viewing times, and consider flexible move-in dates or incentives like reduced deposits. The easier you make the process, the faster tenants will commit.

If you want to rent quickly, responsiveness is essential. Reply to inquiries promptly, offer flexible viewing times, and keep lines of communication open. If possible, offer group viewings or weekend appointments to speed up the process.

Flexibility on lease length or move-in dates can also help widen your pool of applicants. Consider offering:

A slightly earlier or later move-in

A short-term lease for relocation clients

Incentives like one week rent-free or reduced deposit

A well-placed incentive can often help secure a high-quality tenant faster—particularly in slower periods.

5. How do I build better relationships with tenants to avoid vacancies?

Maintaining a strong tenant relationship ensures longer leases and positive referrals. Address maintenance issues promptly, communicate clearly, and consider using a professional property manager to improve tenant satisfaction and reduce turnover.

Getting a tenant in quickly is only part of the job. Keeping good tenants means addressing issues fast and maintaining clear, professional communication.

Ensure you have a reliable process for maintenance, regular inspections, and renewals. This not only reduces turnover but also builds a reputation as a landlord worth renting from—which in turn helps with word-of-mouth referrals and faster future lettings.

If managing all this sounds overwhelming, consider hiring a local property manager. Professional letting and property management services (like those offered by Howley Souhan in Dublin and Naas) can help market, vet, and manage tenants on your behalf.

People Also Ask: Common Rental Questions Answered

Still wondering how the rental process works in Ireland? Here are answers to some of the most frequently searched questions by landlords and tenants alike:

How fast can you move into a rental house?

You can usually move into a rental house within a few days to two weeks, depending on the landlord’s readiness and how quickly you complete references, deposit payments, and lease signing. Properties in high-demand areas like Dublin may move even quicker, especially if you’re well-prepared.

What is the most a landlord can raise rent in Ireland?

As of 2025, landlords in Rent Pressure Zones (RPZs) are limited to rent increases that do not exceed general inflation, currently capped at 2% annually. Always check the Residential Tenancies Board (RTB) for the latest regulations.

How long do you have to live in a property before renting it out?

There is no minimum residency requirement to rent out your property in Ireland. However, if the property was previously your principal private residence, you may need to inform your mortgage provider and your insurance company before letting it.

Final Thoughts on Renting your Property Faster

Renting your property faster doesn’t require shortcuts—it requires strategy. From preparing the home and pricing it competitively to responding quickly and offering flexibility, the key is thinking like a tenant while acting like a professional.

Ready to rent faster with less stress? Contact Howley Souhan today for expert rental and property management services in Dublin and Naas.

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How to Sell Your House for the Highest Price in Dublin - 9 Expert Tips

Selling your home in Dublin in 2025 means entering a competitive, fast-moving market where preparation and strategy are everything. With buyers increasingly discerning and inventory still limited, sellers need to stand out. Whether you’re upsizing, relocating, or simply cashing in on market gains, achieving the best possible price starts with getting the basics right—and getting expert help when needed.

Below, we’ve answered key “how to” questions—based on what buyers are really searching—to help guide you through each step of a successful, high-value sale.

1. How to create a great first impression when selling your house?

First impressions often make or break a buyer’s decision. Begin with kerb appeal: power-wash your driveway, trim hedges, clean windows, and give your front door a fresh lick of paint. A clean, inviting exterior makes buyers want to see more.

Inside, ensure the entrance hall is bright, tidy, and smells fresh. Avoid clutter and consider subtle home staging touches like a statement mirror or fresh flowers.

Remember, buyers often decide emotionally within the first few minutes. A good first impression sets the tone for the entire viewing.

2. How to declutter your house before selling?

Start by removing personal items such as family photos, children’s artwork, and memorabilia. These can make it harder for potential buyers to imagine themselves in your space.

Declutter each space by:

Removing bulky or excess furniture

Streamlining bookshelves and surfaces

Organising kitchen counters and bathroom shelves

Closets and storage spaces should be neatly organised and only half full to give the impression of ample space. Decluttering doesn’t just make your house more appealing—it also makes moving easier once the sale goes through.

3. How to clean and prepare your home before viewings?

A deep clean is essential. Hire professional cleaners if necessary to ensure carpets, floors, tiles, and windows are spotless. Cleanliness signals that a home has been well maintained.

Fix any minor repairs: dripping taps, loose handles, chipped paintwork, and squeaky doors. These small issues can create doubt in a buyer’s mind.

If rooms look tired, consider repainting them in a light, neutral shade to brighten the space and increase perceived value.

4. How to stage your house to highlight space and lifestyle?

Rearrange furniture to maximise floor space and flow. For example, remove bulky armchairs or redundant side tables that make rooms feel smaller.

Add finishing touches with soft furnishings—cushions, rugs, and tasteful art. Use mirrors to bounce light and make rooms feel bigger.

Emphasise lifestyle features:

Dress the dining table to highlight entertaining space

Showcase a sunny balcony or terrace with seating

Arrange the garden to suggest leisure and family use

Help buyers imagine living well in your home.

5. How to get the legal and financial paperwork in order?

Before listing your home, make sure your Building Energy Rating (BER) certificate is up to date—this is a legal requirement.

Gather all title deeds and planning permissions, and appoint a solicitor early to avoid delays once a buyer is secured.

Budget for:

Solicitor fees

BER assessment

Marketing and agent commission

Any pre-sale repair costs

Getting organised early helps avoid unwanted surprises down the line.

6. How to choose the best estate agent in Dublin?

Opt for a local estate agent with a solid reputation, clear fee structure, and strong track record in your area. They’ll understand how to position your home to attract the right buyers.

Ask about their marketing strategy:

Will they provide professional photography?

How large is their buyer database?

What’s their average time to sale?

Make sure they list on leading portals like Daft.ie and MyHome.ie—the two largest property platforms in Ireland.

7. How to market your home effectively?

Professional photography is essential—quality images will attract more clicks on property portals. Videos and 3D walkthroughs are also increasingly popular.

Work with your agent to write a compelling description that highlights unique features like garden space, parking, or proximity to schools.

Promote across:

Property websites like Daft.ie and MyHome.ie

Social media (Facebook, Instagram, TikTok)

Email marketing and agency newsletters

The more eyes on your listing, the more likely you are to secure a premium offer.

8. How to price your home competitively?

Start with a comparative market analysis. Look at recent sales in your area—preferably for homes similar in size, condition, and location.

Set a price that reflects both the market and the unique features of your home. Avoid pricing too high and having to reduce later—it can damage your listing’s momentum.

Your estate agent will help you find the balance between ambitious and realistic—an essential factor in achieving a fast, profitable sale.

9. How to close your property sale smoothly and confidently

Once you’ve secured an offer, the final stage of selling can be just as critical as the launch. This is where many private sellers face unexpected delays or stress. Having a proactive local estate agent at your side ensures every step—from sale agreed to handing over the keys—is managed efficiently and professionally.

Your agent will liaise with solicitors, surveyors, and the buyer’s team to keep the transaction on track. They’ll flag issues early—such as delays with documentation or follow-up queries after the structural survey—and work to resolve them before they become deal-breakers. Their experience helps you avoid the common pitfalls that can derail even the most promising sale.

By closing with expert support, you not only protect your sale but also reduce stress and uncertainty. That peace of mind is often what turns a good transaction into a truly rewarding experience.

Final thoughts

With so many factors influencing the success of your property sale, having the right guidance makes all the difference. A well-presented home, priced strategically and marketed by a seasoned local agent, can attract stronger offers in less time—maximising both value and peace of mind. If you’re considering selling your home in Dublin or Naas, now is the time to act with confidence and clarity.

Book a free valuation with Howley Souhan today.

Get expert advice on how to price, stage, and market your home.

Contact Howley Souhan—trusted estate agents in Dublin and Naas—to make your next move your smartest yet.

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9 Smart Reasons to Sell Your House with a Local Estate Agent in 2025

In a market where timing, presentation, and pricing are everything, Irish homeowners are increasingly turning to local estate agents to manage their sales in 2025. With prices continuing to climb nationally and a chronic shortage of listings, the conditions are in many ways ideal for those thinking about selling. But knowing how to sell can be just as important as knowing when.

Here are nine powerful reasons why working with a local estate agent can give you the edge.

1. Multiple Offers Mean Higher Sale Prices

With fewer than 11,000 properties listed nationally in March 2025, demand is running well ahead of supply. In many Dublin suburbs and commuter towns like Naas, it’s not unusual to see multiple parties bidding within days of a home hitting the market. Properties are now routinely selling at 10–20% above asking price, and agents report significant interest at first viewings.

Property prices nationally rose 8.0% year-on-year to February 2025, with Dublin up 7.1% and outside Dublin up 8.7% cso.ie.

A local estate agent knows how to create competitive tension. By fielding early interest, managing timelines, and conducting viewings efficiently, they help sellers leverage demand to drive price. This local market expertise can add tens of thousands to your final sale.

Even in a high-demand market, extracting the best price takes strategy. Without a local expert, you risk underpricing your property or accepting an early offer that doesn’t reflect its true potential.

2. Expert Pricing Reflects Real-Time Demand

In a rising market, pricing too low can cost you thousands; too high, and you risk stalling interest. Local estate agents are embedded in the market daily. They understand which properties are attracting multiple bids, what buyers are willing to pay, and how minor upgrades can shift price brackets.

Online valuation tools can provide a general idea, but only a local agent can interpret the nuance of street-level demand. This is especially important in areas with fast-changing dynamics, such as regenerated parts of Dublin 7 or high-growth commuter belts.

By analysing recent comparable sales, agent-led pricing reflects not just the past—but the active sentiment of buyers today. That insight can mean the difference between a quick sale and weeks of frustration.

3. Home Sales Happen Faster with the Right Strategy

Homes in Ireland are now selling at their fastest pace since 2007, with many going sale agreed in just over two months. But this average hides the disparity between those that are well-positioned and those that linger. A local estate agent ensures your home falls into the first category.

Their role includes everything from optimising the launch date to staging, photography, and listing promotion. With ready-made databases of interested buyers, they can generate early momentum that online portals alone cannot.

Speed matters—not just for convenience but for reducing the risk of price sensitivity. The longer a property stays on the market, the more negotiating power shifts to the buyer.

4. Local Market Knowledge That Delivers Results

Ireland’s property market is patchy, with some micro-locations outperforming others dramatically. While national headlines provide context, it’s local estate agents who know which primary schools are boosting demand, which streets are undergoing gentrification, and which amenities tip the balance.

This hyper-local knowledge is vital in setting the right tone, presentation, and price for your property. Agents in areas like Dun Laoghaire, Naas, or Dublin 12 can tap into buyer aspirations that generic agents might miss.

It also helps during negotiations. Knowing what similar homes fetched just streets away gives your agent credible leverage when pushing for the best price.

5. Navigating Planning and Regulation with Ease

Ireland’s planning system is in flux, with promised reforms aiming to streamline approvals and boost housing delivery. But in practice, navigating local zoning, boundary changes, and even BER documentation can be time-consuming for sellers.

Local estate agents understand the planning environment and know how to pre-empt common delays. Whether it’s securing the right certificates or anticipating buyer queries, they keep transactions on track.

They also stay updated on changes in local council policies, new infrastructure projects, and potential rezoning, which could influence buyer interest and sale timing.

6. Strategic Advice on When to Sell Your House

Knowing when to sell can be as important as knowing how. With the ECB easing interest rates and inflation stabilising, buyer confidence is strong in early 2025—but markets shift quickly.

Local estate agents track market sentiment in real time. They’ll tell you whether a pre-summer launch makes more sense, or if holding off for seasonal demand in autumn could fetch a better result.

Crucially, they also know when your type of property is in short supply. Selling during these windows can drive a premium, especially in markets where stock remains scarce.

7. Professional Property Presentation Gets More Eyes

Presentation is more than a clean-up and a few photos. In 2025, buyers expect high-quality visuals, clear floor plans, drone shots where relevant, and compelling online listings.

Local agents often work with trusted photographers and staging professionals who understand what resonates in specific areas. A well-shot, professionally staged home in Rathmines will have a very different appeal than a suburban three-bed in Naas.

First impressions matter. With so many buyers starting their search online, capturing attention in the first 48 hours can determine your final selling price.

8. Access to Ready and Qualified House Buyers

One of the biggest advantages of using a local estate agent is their direct connection to qualified buyers. These are individuals who are mortgage-approved, actively viewing, and ready to proceed.

Local agents don’t just list your home—they match it. With waiting lists of interested parties for certain property types, your home could sell off-market or within days of going live.

They also know the difference between speculative interest and genuine intent, helping avoid the dreaded sale-agreed-but-falls-through scenario.

9. Post-Sale Support and Smoother Closings

Selling a home involves more than finding a buyer. From contracts and solicitors to last-minute snag lists, the closing process can be complex.

A local estate agent acts as a liaison between all parties, keeping momentum going and avoiding miscommunication. Their experience ensures issues are flagged early and handled promptly.

Their continued presence post-agreement also provides peace of mind. You’re not just closing a sale—you’re completing a major life transition. A trusted advisor makes all the difference.

Ready to Make Your Move?

If you’re thinking of selling in 2025, don’t go it alone. The Irish market is full of opportunity right now, but getting the best result depends on preparation, positioning, and local know-how.

Speak to the team at Howley Souhan—trusted estate agents in Dublin and Naas. With deep market insight and a commitment to client success, they’ll guide you through every step of the journey.

Book your consultation today.

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The Real Cost of Being a Landlord in Ireland in 2025 Letting Agent Fees, Taxes, and Maintenance Risks

Ireland’s rental market may still be in short supply, but being a landlord in 2025 is far from the easy money it’s often portrayed to be. While media coverage continues to focus on spiralling rents and long viewing queues, many landlords—particularly individual investors and small-scale owners—are quietly feeling the squeeze. The reality is that the financial pressures of property ownership are mounting, and many landlords are reconsidering their position in the market.

With the growth in regulatory obligations, higher costs of upkeep, and tighter scrutiny from Revenue, profit margins are narrowing. We break down the real cost of letting property in Ireland today, from letting agent commissions and landlord taxes to the maintenance traps and legal risks that can catch even experienced investors off guard.

Letting agent fees and property management costs in Dublin and Naas

Most landlords in Ireland—particularly those letting property in Dublin or commuter hubs like Naas—use professional services to manage their rental. Full-service letting agents typically charge between 8% and 12% of the annual rent for tenant sourcing, lease negotiation, and registration. For landlords seeking ongoing management services, a property management company can cost an additional 5% to 10% per annum.

What does that cover? The basics usually include rent collection, maintenance coordination, emergency call-outs, and tenant liaison. But some property management companies in Dublin and surrounding areas now offer more advanced packages—covering BER compliance checks, legal updates, and dispute handling—at a premium.

With tenant expectations rising and legal obligations becoming more onerous, many landlords feel these costs are justified. But for those trying to maximise yield on one or two properties, they can represent a significant dent in income—especially when added to already high estate agent charges for renewals or re-lettings.

Taxes on rental income, PRSI, USC and capital gains for landlords in 2025

Landlords in Ireland must declare all rental income, and while allowable expenses can be deducted, the net profit is subject to income tax at the landlord’s marginal rate—typically 20% or 40%—plus PRSI and the Universal Social Charge. These charges are often misunderstood by first-time landlords who wrongly assume that mortgage interest relief or letting costs eliminate their tax burden entirely.

Then there’s the Local Property Tax, calculated on the value of the property and collected annually, plus the cost of tax advice or accountant services if the landlord is not managing the books themselves.

Capital Gains Tax (CGT) is also in play. Should a landlord sell their property in 2025, any increase in value since acquisition (after allowable costs) will be taxed at 33%. For those who bought in the early 2010s, this could amount to tens of thousands in tax if they exit the market now—especially in high-growth locations like Dun Laoghaire, Dublin 6 or Naas town.

Maintenance, repairs and energy upgrades for Irish rental properties

One of the most underestimated costs for landlords is property maintenance. Even in relatively new properties, annual outgoings for general upkeep—such as plumbing, electrics, appliances, and window repairs—can run to several thousand euro. Older homes present even greater challenges, particularly when it comes to energy efficiency upgrades now expected by most tenants and increasingly incentivised by Government policy.

Replacing windows, insulating attics and walls, upgrading heating systems—all of these come at a cost. And while they may improve BER ratings and attract higher rents, they can also take several years to recoup in real terms.

Fire safety upgrades, including compliant smoke and carbon monoxide alarms, remain essential, especially in multi-unit or older Georgian properties common in central Dublin and Portobello. Most experienced housing agents in Dublin now recommend that landlords set aside a minimum of €2,000 to €4,000 annually for upkeep, even in well-maintained flats or suburban homes.

Legal compliance, RTB registration and landlord responsibilities in 2025

The compliance landscape has changed significantly. Landlords must register all tenancies with the Residential Tenancies Board (RTB), costing €40 per tenancy annually. But that’s just the beginning.

All rental properties must now meet statutory minimum standards covering ventilation, heating, sanitation, and electrical safety. BER certification is mandatory for advertising and must reflect the current condition of the property—not a ten-year-old assessment.

Deposit handling must follow clear legal protocols, and landlords are expected to use approved dispute resolution mechanisms for tenant disagreements. Fines for non-compliance are real and increasingly enforced. RTB inspections are becoming more common, and landlords can no longer assume informal arrangements will go unnoticed.

Letting agents near you may offer compliance services, but they are often billed separately. The cost of legal advice, tenancy mediation, or representation at an RTB hearing can add significant expense to what many consider a straightforward business.

Turnover costs, vacancy losses and insurance for Irish rental properties

Even in high-demand areas like Dublin 7 or Naas, landlords can’t escape the impact of tenant turnover. Every change of tenancy typically involves deep cleaning, minor repairs, and often repainting—especially in furnished lets. Many landlords underestimate the cost of these turnarounds, which can easily reach €1,000 to €2,000 between leases.

There’s also the risk of vacancy. A single month without a tenant in a property with a €2,200 monthly rent equates to an 8.3% annual income loss. Some landlords try to hedge this risk with rental income insurance, but premiums have increased post-COVID and claims can be restrictive.

Landlords letting through online estate agents may find re-letting takes longer if professional photos, listings and tenant screening are not handled proactively. This is where full-service letting agents still offer real value, especially for landlords balancing property management with full-time work.

Landlords in Dublin and Naas: is property still worth it in 2025?

The short answer is yes—but only with the right expectations and expert support. Ireland’s rental yields remain some of the strongest in Western Europe, particularly in fast-growing urban corridors and high-demand school catchment areas. But profitability in 2025 depends less on market rents and more on managing costs, avoiding regulatory pitfalls, and retaining good tenants long-term.

Landlords who approach property as a well-run business, with realistic forecasting and solid estate agent support, can still achieve healthy returns. Those operating on legacy assumptions of low maintenance, minimal tax scrutiny and casual letting arrangements are finding it harder each year.

Get clarity on your property investment with Howley Souhan – Estate agents in Dublin and Naas

Whether you own one flat in Dublin 7 or manage a small portfolio across Naas and Dun Laoghaire, understanding the true cost of letting is essential in 2025. Howley Souhan offers trusted, local expertise across sales, lettings, and property management—helping landlords navigate rising costs, new regulations, and shifting tenant expectations.

Contact us today to speak with an experienced estate agent and get a clear picture of your property’s performance—and its potential.

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Where Are Irish Property Prices Headed in 2025 What Buyers and Sellers Should Watch Next

Irish property prices have proven remarkably resilient over the past 12 months, even as the broader global economic outlook turns increasingly uncertain. As of March 2025, house prices in Dublin are still edging upwards, mortgage rates are softening following recent ECB policy shifts, and housing completions have, for the second year running, narrowly met Government targets.

But underneath the headline figures, there are seismic shifts brewing — both at home and abroad — that could shape the trajectory of Irish property prices in the months ahead. The ECB has opened the door to rate cuts, yes, but the global stage tells a more complicated story: escalating US tariffs, slowing international trade, and ongoing local planning gridlock could all influence what happens next.

Solid But Slower Growth – A Housing Market Holding Its Nerve

According to the Central Statistics Office (CSO), Irish property prices rose by 5.2% nationally in the year to January 2025, with Dublin prices up 3.9% — a clear sign that demand remains firm despite inflationary pressures and economic uncertainty. Completions in 2024 totalled 32,949 new homes, close to the Government’s Housing for All target of 33,000, though still well short of the 50,000+ units annually that analysts say are needed to meet demand sustainably. → CSO – RPPI Jan 2025 → CSO – New Dwelling Completions Q4 2024

Meanwhile, in the rental market, pressure is still mounting. Average rents in Dublin have now surpassed €2,400, according to early Q1 2025 indicators, and lettings stock remains chronically low, with under 1,500 homes available to rent nationwide at the beginning of March. → Daft.ie Rental Report Q4 2024

ECB Rate Cuts Offer Breathing Room

Following a period of sustained tightening, the European Central Bank reversed course in late 2024, trimming interest rates in response to cooling inflation. Analysts expect another quarter-point cut by June, easing mortgage burdens for Irish households. The ECB rate now sits at 2.4%, down from highs of over 4.5% in mid-2023. → Central Bank of Ireland – Retail Interest Rates

This policy shift has reignited interest from first-time buyers and upgraders, particularly in commuter towns like Naas and established urban centres such as Dun Laoghaire, where demand for energy-efficient homes with strong BER ratings remains high.

But optimism is tempered by a larger, more unpredictable force: geopolitics.

The Tariff Wildcard: What the US-China Trade War Means for Irish Housing

In recent months, the United States has implemented sweeping new tariffs on Chinese imports, including a staggering 134% as part of a broader escalation in trade tensions. China has responded in kind, targeting key Western exports and threatening to disrupt global supply chains.

While Ireland is not directly involved, the ripple effects are already being felt. Developers are warning of price volatility in core building inputs — from steel beams to electrical components — as uncertainty clouds procurement and planning.

“The concern,” says one Dublin-based property management firm, “is that longer lead times and unpredictable material costs will slow new starts just as demand is holding steady. If that happens, prices won’t drop — they’ll harden further.”

There’s also concern among realtor estate agents and housing analysts that tech and pharma — two pillars of Ireland’s multinational sector — may also be affected. The Biden administration’s curbs on US firms exporting advanced technologies could squeeze investment flows into Ireland, with knock-on effects for employment, salaries, and, eventually, demand for housing.

For now, there’s no panic in the market — but the tone is shifting. There’s greater caution among sellers, and a more forensic approach by buyers who sense that the tailwinds of cheap money and easy planning may not last.

Planning Reform: Unlocking or Unravelling?

At home, the Irish Government has pledged to overhaul the planning system following long-standing criticism from developers, landowners and local authorities. A new national planning bill, due before the Dáil this spring, promises to reduce judicial reviews, streamline appeals, and accelerate delivery of both public and private housing.

But with the Office of the Planning Regulator (OPR) facing criticism over inconsistencies and a backlog of decisions still plaguing An Bord Pleanála, many in the industry are taking a wait-and-see approach. “Planning reform will be welcome,” says one Naas estate agent, “but without stronger local coordination and infrastructure investment, it won’t move the needle on prices in 2025.”

What House Buyers Should Do Now

For buyers, 2025 may represent an important moment of opportunity. Interest rates are falling, stock is gradually increasing, and prices — while still high — are not accelerating as quickly as in recent years.

That said, it’s a market that demands readiness and realism. Securing mortgage approval early, working closely with buyers’ agents, and targeting well-connected areas with long-term growth potential will be key. Areas such as Naas, Dublin 7 and Dun Laoghaire continue to offer value, particularly where public transport is strong.

What Home Sellers Need to Know

For House sellers, the window remains favourable — but it may narrow. While current conditions favour those listing well-presented, energy-efficient homes in commuter belts or city suburbs, there is growing scrutiny among buyers, particularly on BER ratings, renovation costs, and broadband infrastructure.

“Gone are the days of passive selling,” says a senior negotiator at Howley Souhan, an estate agency operating in Dublin and Naas. “Today’s seller needs a clear plan, a realistic asking price, and the support of experienced local agents.”

A Year to Watch Closely

The Irish property market in 2025 is entering a new phase — not a downturn, but a recalibration. Interest rates are offering relief, but planning issues and global supply risks loom large. Buyers and sellers alike will need to stay alert to signals from Frankfurt, Washington and Leinster House.

And while no one has a crystal ball, one thing is clear: expert guidance and timing will be crucial in the months ahead.

Need Advice? Speak to Howley Souhan – Your Local Property Experts in Dublin & Naas

Whether you’re planning to buy, sell or rent, Howley Souhan’s team of experienced estate agents are here to help you navigate every turn in the market. With offices in Dublin and Naas, they combine local knowledge with strategic insight to help you make the most informed property decisions in 2025.

Contact us today to book a consultation.

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Why Dublin Property Demand Is Still Booming in 2025 – Despite the Housing Shortage

As Ireland’s housing crisis deepens, there’s a perplexing truth that continues to define the Dublin market: demand remains robust, even as supply flatlines. For all the talk of affordability constraints, stalled planning applications, and regulatory roadblocks, the property sector in the capital—both for sale and rent—continues to hum with activity.

Despite limited stock and rising estate agent charges, local estate agents in Dublin and Naas are seeing consistent buyer interest, brisk sales, and queues for rental viewings. But why, in a housing system so clearly under strain, is demand showing no sign of waning?

As of March 2025, the latest figures help tell the story—and leading estate agents and property managers are weighing in with their front-line experience.

Behind the Numbers: Demand Shows No Sign of Cooling

According to the CSO, residential property prices across Ireland rose by 5.2% in the year to January 2025, with Dublin prices up 3.9%. These figures follow the ECB’s rate cuts in late 2024, which have since stabilised, easing pressure on mortgage holders and boosting buyer sentiment.

Despite the improvement in lending conditions, supply has failed to keep pace. Just 32,949 new homes were completed in 2024, narrowly meeting the Government’s Housing for All target of 33,000—yet falling far short of the 50,000+ units experts say are needed annually to meet demand in the long term.

At the same time, Daft.ie reports record-breaking rents in Dublin, now exceeding €2,400 per month on average. On 1 March 2025, fewer than 1,500 homes were available to rent nationwide, continuing what the platform calls “an unprecedented scarcity” of lettings stock.

What’s Driving Demand in a Starved Market?

1. Population Growth and Migration

Ireland’s population continues to grow, with Dublin absorbing the lion’s share due to employment opportunities, infrastructure, and education. Immigration remains strong, particularly among young professionals and returning Irish expats.

2. The Lock-In Effect

Existing homeowners, especially those on low fixed-rate mortgages, are reluctant to move. With limited stock and rising estate agent prices, many are choosing to stay put rather than trade up or down, further tightening supply.

3. Renters Transitioning to Buyers

With rent continuing to climb, long-term renters are making the jump to ownership—if they can. As one Dublin 7 letting agent noted, “We’re seeing tenants coming to us fed up of rent hikes. If they have the deposit and pre-approval, they want out of the rental cycle.”

4. Foreign Institutional Investment

Arguably the most controversial factor sustaining demand: international investment funds. These firms continue to purchase entire blocks of newly built apartments in urban areas, particularly Dublin and parts of South Kildare.

According to BNP Paribas Real Estate, €580 million was spent on residential property investments in Q4 2024, a majority of which involved forward purchases by foreign-backed REITs. These units are rarely released to the open market and are instead funnelled into build-to-rent portfolios.

Insights from the Ground: What Estate Agents Are Seeing

In both Dublin and Naas, agents at Howley Souhan confirm that activity remains strong. “Family homes in areas like Dun Laoghaire or Dublin 6 are still going to competitive bidding,” says one senior negotiator. “Buyers are being more cautious, but they’re still out there—and they’re prepared.”

In Naas, more first-time buyers are entering the market, drawn by better value and improved rail and motorway links. “There’s a strong shift to quality,” says a Naas estate agent. “Homes with BER A ratings and good broadband are selling faster than ever.”

On the rental side, the picture is tighter still. Letting agents near me report that listings attract dozens of applicants within hours. Even modest one-beds are receiving multiple offers, often from tenants with strong references and above-average budgets.

Institutional Buyers: Still Reshaping the Market in 2025

Despite efforts to slow their dominance, foreign investment firms continue to play an outsized role in housing supply—particularly in Dublin. Government measures, including higher stamp duty on bulk purchases, have only mildly curbed activity.

The issue, say many property agents in Dublin, is not that institutional buyers exist, but that they’re often prioritised in planning and sales strategies by developers. “Until we have a planning system that properly balances investor interest with individual buyers,” says one estate agent in Dun Laoghaire, “we’re going to see more and more apartment stock disappear into long-term rentals before the public even gets a look in.”

Advice for Buyers, Sellers, and Landlords in 2025

For Buyers:

Get mortgage approval early—competition is still fierce, especially for three-bed homes and anything with outdoor space.

Watch interest rate trends—the 3.92% average rate may ease further if the ECB cuts again mid-year.

Work with a buyers agent or property agents Dublin-based for access to pre-market opportunities.

For Sellers:

Price realistically—demand is high, but buyers are now factoring in long-term costs and rate movements.

Use local estate agents who understand specific area demand. A strong listing strategy is key.

Understand estate agent charges up front—marketing, viewings, and negotiation matter more than ever.

For Landlords:

Retain good tenants—it’s a landlord’s market, but compliance matters.

Consider using a property management company in Dublin or Naas to stay on top of legal and maintenance responsibilities.

Review your yield—rents are high, but so are estate agents’ costs and taxes. Know your margins.

Conclusion: No Crash, No Calm – Just a Changing Market

In a market so short on homes yet so full of demand, there are no simple solutions. But the reality in March 2025 is clear: Dublin’s property market remains highly active, highly competitive, and driven by deeper economic and demographic forces that won’t disappear overnight.

What’s required now is not speculation, but strategy—from buyers, landlords, and developers alike.

Talk to the Experts: Howley Souhan – Dublin & Naas Estate Agents You Can Trust

Navigating this market requires more than listings and luck. With offices in Dublin and Naas, Howley Souhan offers grounded, practical advice informed by years of experience in a changing property landscape.

Thinking of buying, selling, or letting? Contact Howley Souhan today for expert guidance tailored to your property goals.

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Navigating Ireland’s Housing Crisis Smart Strategies for Buyers, Sellers, and Landlords

Ireland’s housing crisis remains one of the most pressing issues in the property market. While supply continues to lag behind demand, there are signs of shifting conditions. The European Central Bank’s recent interest rate cuts have provided some relief for mortgage holders, but the ongoing shortage of available homes still presents challenges for buyers.

For landlords, increasing regulations and rising estate agent costs have forced many to reassess their portfolios. Meanwhile, sellers remain in a strong position, but buyers are becoming more selective. In this complex landscape, understanding the latest trends and making informed decisions is crucial.

Foreign Investment and the Supply Shortage: The Impact of Institutional Buyers

While Ireland’s housing crisis is often framed as a simple issue of supply and demand, the reality is more complex. One major factor exacerbating the shortage—particularly in urban areas like Dublin—is the increasing presence of foreign investment firms buying up entire blocks of apartments. These institutional investors, often backed by international funds, are securing large portions of newly built housing, leaving fewer units available for individual buyers and traditional landlords.

Reports have shown that in recent years, real estate investment trusts (REITs) and global funds have acquired thousands of apartments in prime locations across Dublin. These properties are often designated for the high-end rental market, pricing out many prospective homeowners who might otherwise have purchased them. While this influx of capital has helped fund large-scale developments, it has also meant that first-time buyers face even greater challenges in securing a home.

How Institutional Investors Are Reshaping the Market

The influence of investment firms isn’t limited to apartment sales—it is also distorting the rental market. Many of these firms operate under real property management models, running large portfolios with strict corporate structures. This can make negotiations difficult for tenants, who often find themselves dealing with faceless management companies rather than local landlords. Letting agents near me frequently report that corporate landlords prioritise high-yield tenants, pushing up rental prices in sought-after areas.

For traditional landlords, this trend poses an additional challenge. Institutional investors, with their economies of scale and professional management teams, can offer perks like 24/7 maintenance and high-end amenities that smaller landlords struggle to compete with. Combined with increasing estate agents’ charges and stricter regulations, many independent landlords are questioning whether staying in the rental market is sustainable.

What This Means for Buyers and Landlords

For individual buyers, competing with multi-billion-euro investment firms is an uphill battle. Government efforts to curb large-scale investor purchases—such as increased stamp duty on bulk purchases of residential properties—have had some effect, but not enough to significantly shift the balance. Many buyers’ agents argue that without stronger protections for individual purchasers, Ireland risks seeing a rental-dominated housing market controlled by corporate landlords.

For landlords, the rise of institutional investors adds another layer of complexity. While demand for rentals remains high, the entry of corporate players is changing tenant expectations and pushing smaller landlords towards professional property management companies in Dublin to stay competitive.

As the market evolves, both buyers and landlords must be aware of these shifts—and work with trusted local estate agents to navigate them effectively.

The Impact on Buyers: A Changing Landscape Amid High Demand

House prices in Ireland have remained resilient despite concerns about affordability. However, the ECB’s decision to reduce interest rates could help improve borrowing conditions for buyers. Lower rates mean mortgage repayments become more affordable, potentially increasing purchasing power.

That said, demand for housing in Dublin and other key urban areas still far exceeds supply. Government schemes such as Help to Buy and the First Home Scheme continue to assist first-time buyers, but securing a property remains competitive.

Strategies for Buyers:

Consider commuter towns – Areas like Naas offer better value while maintaining accessibility to Dublin.

Monitor mortgage rates – The ECB’s rate cuts could lead to lower interest rates from Irish lenders, making mortgages more affordable.

Secure pre-approval early – Sellers favour buyers with finance in place, giving them an edge in competitive bidding situations.

For those on the fence about buying, the shift in interest rates is a significant factor. While house prices may not drop dramatically, better financing conditions could ease some affordability pressures.

The Landlord Dilemma: Balancing High Demand with Rising Costs

Dublin’s rental market remains incredibly tight, with queues of prospective tenants turning up for viewings. Rental property agents report record-high rents, yet many landlords are finding the regulatory landscape increasingly difficult to navigate.

Recent policy changes, including rent caps and extended tenancy protections, have left smaller landlords questioning whether to remain in the market. At the same time, estate agent prices, property management firm costs, and tax obligations are eating into profitability.

Strategies for Landlords:

Improve property quality – Energy-efficient upgrades and well-maintained interiors attract better tenants and justify premium rents.

Use professional property management – Working with a property management company in Dublin or Naas can ease compliance burdens and tenant management.

Reassess rental yield – If rental income no longer offsets costs, landlords may consider restructuring their portfolio or selling underperforming assets.

Despite the challenges, rental demand remains high, and landlords who adapt to new regulations can still achieve strong returns.

Selling in 2025: Is Now the Right Time?

Sellers continue to hold the upper hand in the Irish market. Estate agents in Dublin and Naas report strong demand, particularly for well-located and energy-efficient homes. However, buyers are becoming more discerning, and overpricing can result in properties sitting on the market longer than expected.

While recent ECB interest rate cuts may encourage more buyers into the market, securing mortgage approval remains a hurdle for many. Pricing a property correctly and working with an experienced estate agent is more important than ever.

Strategies for Sellers:

Price strategically – Overpricing can deter buyers. Work with local estate agents to determine a competitive yet realistic asking price.

Invest in presentation – Small upgrades, such as fresh paint and professional staging, can significantly impact buyer interest.

Understand estate agent charges – Knowing the costs of selling, including estate agent fees, legal fees, and marketing expenses, helps avoid surprises.

For homeowners considering a sale, market conditions remain favourable—but proper planning is key to securing a smooth transaction.

Future Outlook: What’s Next for Ireland’s Property Market?

The Irish housing crisis is unlikely to be resolved in the short term. While interest rate cuts may ease mortgage pressure, supply shortages will continue to drive competition in both sales and rental markets. The Government has pledged to accelerate housing construction, but many property agents in Dublin and Naas believe it will take several years before supply catches up with demand.

For buyers, patience and preparation are essential. For landlords, adapting to new regulations will determine long-term profitability. And for sellers, ensuring their property is well-presented and competitively priced will be crucial as the market evolves.

Work with Howley Souhan – Leading Estate Agents in Dublin & Naas

Whether you’re buying, selling, or managing a rental property, expert advice is key to making the right decisions. At Howley Souhan, we provide trusted estate agency services in Dublin and Naas, helping clients navigate the market with confidence.

Looking for expert property advice? Contact Howley Souhan today to maximise your success in Ireland’s evolving housing market.

maximise your success in Ireland’s evolving housing market.