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Stone Property Estate Agent Blackrock – Dublin House Prices in 2026: A Market Still Defined by Scarcity – June 2026

Dublin’s property market enters the second half of 2026 in a familiar position: prices climbing, supply short, and buyers competing hard for a shrinking pool of homes. While the pace of growth has cooled from the sharper rises of a few years ago, the underlying story hasn’t changed — there still aren’t enough homes to go around.

he median house price across County Dublin has reached roughly €500,000 in 2026, up modestly from around €490,000 in 2025 — a gain of about 2% year-to-date, according to Property Price Register data. That puts Dublin around 30% above the national median, which sits closer to €385,000.

CSO figures paint a similar picture from a slightly different angle: residential prices nationally rose 6.2% annually as of April/May, with Dublin house prices up 4.3–4.7% over the same period — the slowest annual pace in over two years, though still comfortably positive.

Averages tell a different story than medians. Because expensive sales in prime districts pull the number up, the average transaction price in Dublin is closer to €600,000–€625,000, even though a typical (median) buyer is paying closer to €500,000. Price per square metre citywide averages around €5,500, though it climbs well beyond that in areas like Dublin 4 and Dublin 6.

What’s driving the market

Three forces dominate:

– Supply shortage. Ireland needs an estimated 45,000–50,000 new homes a year to meet demand; recent annual completions have fallen well short of that, even with 2025 marking a multi-year high. Available second-hand stock is also thin — some estimates put it 60% below pre-pandemic levels — which fuels bidding wars and pushes sale prices well above asking, often by 5–8%.

– Persistent demand. Population growth, continued immigration, and a resilient labour market keep pressure on the buyer side, even as affordability stretches thinner.

– Interest rates. The ECB deposit rate has sat around 2.25% through mid-2026, and Irish mortgage rates are expected to stay firm unless inflation eases further. Because a 1% rate move can shift a buyer’s borrowing power by roughly 8–10%, rate changes tend to hit expensive Dublin properties — especially larger detached homes in premium suburbs — before they affect the wider market.

Where things might be headed

Forecasters broadly agree that outright price falls are unlikely in 2026, but the pace of growth is expected to moderate further, into the 3–5% range for the year as a whole. Apartment completions are picking up, which may bring some relief to that segment specifically, while family homes — where supply is tightest — are likely to stay under the most pressure.

The longer-term picture hinges largely on construction output. Whether Ireland can scale annual completions toward the 60,000–70,000 units some analysts argue are needed will determine whether price growth meaningfully cools over the next decade, or whether scarcity continues to define the market as it has for the past several years.

The bottom line

For buyers, 2026 remains a competitive, seller-favourable market, particularly for family homes in commuter-friendly areas. For sellers, conditions are still favourable, though the extraordinary bidding-war dynamics of the recent past are showing early signs of easing at the margins. Location continues to matter enormously — the difference between a home in Dalkey and one in Tallaght is less a reflection of one “Dublin market” than of several very different markets sharing a postcode prefix.

*Figures cited from the Property Price Register, CSO Residential Property Price Index (May 2026), and independent market analysis current as of mid-2026. Property markets can shift quickly — for a purchase or sale decision, check the latest CSO and Property Price Register data directly.*

Thinking of selling in Blackrock, South Co. Dublin?

Talk to Stone Property Blackrock for a free, no-obligation property valuation and an honest assessment of your property in today’s market.

The boutique way to sell.

📞 01 901 0294
🌐 www.stoneproperty.ie

________________________________________________________________________________________________________________________________________

Stone Property Estate Agent – Blackrock House Prices in 2026 – August 2026

One of Dublin most expensive residential markets

Blackrock remains one of Dublin’s most expensive residential markets in 2026, consistently ranking at or near the top of the county — and often the country — by median price. Its position on the DART line, proximity to the city centre (roughly 15 minutes by car or rail), and reputation as an established, leafy south Dublin suburb continue to support premium pricing even as the wider market cools slightly from recent peaks.

Headline figures

Property Price Register, Median, Blackrock town sales, 2026 to date | €905,000 |

MyHome.ie, Median asking price, current listings | €895,000 |

The gap between figures largely reflects methodology: the Eircode A94 area used by the CSO extends beyond Blackrock town itself, pulling the median down slightly compared to sales recorded specifically within the town boundary. Asking prices (MyHome) and closed sale prices (Property Price Register) can also diverge, particularly in a market where competitive bidding is common.

Taking the range together, a realistic working median for a home in Blackrock in 2026 sits somewhere between **€850,000 and €950,000**, depending on exact location and property type.

Blackrock’s premium is substantial:

– It sits roughly 80–90% above the countywide Dublin median (~€500,000).

– CSO data has repeatedly named A94 (Blackrock) the single most expensive Eircode area in the country, ahead of Dublin 4 and Dublin 6, over the 12 months to both February and May 2026.

– Blackrock also sits within Dún Laoghaire–Rathdown, itself Dublin’s most expensive local authority area, with a county median of roughly €680,000–€690,000 — meaning Blackrock trades at a further premium even within an already premium region.

Price by property type

Data from current listings shows a wide spread depending on size and configuration:

-One-bedroom properties: median around €355,000

-Two-bedroom properties: median around €450,000

– Three-bedroom homes: median around €872,500

Recent momentum

Local market tracking shows a striking year-on-year increase, with prices in Blackrock reported up as much as **18.7%** year-on-year as of mid-2026 — notably higher than the county-wide growth rate of around 2%. This suggests Blackrock has been outperforming the broader Dublin market recently, likely driven by continued strong demand for family homes in well-established, well-connected suburbs, combined with genuinely limited turnover of stock in the area.

Rental yields, by contrast, run below the county average — around 3.3% gross in Blackrock versus roughly 5.2% across Dublin as a whole. This is typical of high-value, owner-occupier-dominated markets, where high capital values suppress rental yield even when rents themselves are strong (average rent around €2,650/month).

What’s driving Blackrock specifically

– Transport: DART access and proximity to the N11/M50 make it attractive to commuters working in the city centre or south Dublin business districts.

– Schools: the area has several well-regarded primary and post-primary schools, a consistent driver of family demand.

– Limited turnover: roughly 69% of Blackrock households are owner-occupiers, and established owners in desirable areas tend to move less often, keeping resale stock tight.

– Village character and amenities: Blackrock village, the seafront, and nearby Dún Laoghaire and Monkstown add to the area’s appeal beyond pure commuting convenience.

Outlook Blackrock

Given Blackrock’s structurally limited supply and consistent demand from buyers trading up within south Dublin, prices are likely to remain resilient through the rest of 2026, even if county-wide growth continues to moderate. The area’s position as Ireland’s highest-value Eircode district makes it more sensitive than most to mortgage rate movements and affordability limits — a further increase in borrowing costs would likely affect larger, higher-priced Blackrock properties before it affects the wider Dublin market.

Stone property, estate agents, Blackrock, Co.Dublin

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*Figures compiled from the Property Price Register, CSO Residential Property Price Index (Feb & May 2026 releases), and current market listings (MyHome.ie), current as of mid-2026. Given differences in geographic definitions and date.

Thinking of selling in Blackrock, South Co. Dublin?

Talk to Stone Property Blackrock for a free, no-obligation property valuation and an honest assessment of your property in today’s market.

The boutique way to sell.

📞 01 901 0294
🌐 www.stoneproperty.ie

_________________________________________________________________________________________________________________________________________________________

Stone Property Estate Agent Blackrock – THE PROPERTY MARKET IS CHANGING – September 2026

The latest Daft.ie Sales Report shows that house price growth has slowed, while the number of homes available to buyers has increased.

In Dublin:

• Asking prices are up 2.7% year-on-year
• Transaction prices increased by just 0.8% nationally
• The number of second-hand homes for sale is up 12.5%
• Properties are taking longer to leave the market
• The gap between asking and final sale prices has narrowed significantly

For homeowners thinking about selling, this makes accurate pricing, strong presentation and the right marketing strategy more important than ever.

The market is still active — but buyers have more choice and are becoming more selective.

Thinking of selling in Blackrock, South Co. Dublin?

Talk to Stone Property Blackrock for a free, no-obligation property valuation and an honest assessment of your property in today’s market.

The boutique way to sell.

📞 01 901 0294
🌐 www.stoneproperty.ie

_________________________________________________________________________________________________________________________________________________________

Non-Resident Landlord Withholding Tax (NLWT): A Guide for Landlords in Ireland

Understanding your tax obligations when renting out property in Ireland while living abroad.

If you own a rental property in Ireland but live overseas, it is important to understand your tax obligations and the responsibilities involved in managing your rental income.

The Non-Resident Landlord Withholding Tax (NLWT) system, introduced by Revenue on 1 July 2023, changed how rental income paid to non-resident landlords is reported and taxed.

At Stone Property, we understand that managing an Irish investment property from abroad can present additional challenges. This guide explains the key aspects of the NLWT system, the responsibilities of non-resident landlords and the role of collection agents.

What is Non-Resident Landlord Withholding Tax (NLWT)?

The NLWT system was introduced by the Irish Revenue Commissioners to ensure that rental income received by non-resident landlords is correctly reported and taxed in Ireland.

Under the system, 20% of rental payments made to non-resident landlords must be withheld and paid directly to Revenue.

This applies whether the rent is collected through a qualifying collection agent or paid directly by a tenant to a non-resident landlord.

The system aims to improve tax compliance, transparency and accountability within the Irish rental market.

The Role of a Collection Agent

A collection agent can play an important role in helping non-resident landlords manage their rental income and meet their obligations under the NLWT system.

The principal responsibilities include:

Rent Collection

Collecting rental payments from tenants on behalf of the landlord and managing the transfer of rental income.

Tax Withholding

Withholding 20% of the rent received and remitting the amount to Revenue through the NLWT system.

Rental Notifications

Submitting Rental Notifications (RNs) to Revenue, providing details of rental payments and the associated withholding tax.

Record Keeping

Maintaining accurate records of rental transactions, payments and tax withheld to assist with annual tax reporting.

Tax Return Assistance

Non-resident landlords remain responsible for submitting an annual Income Tax Return (Form 11). A suitably registered tax agent may assist with this process.

How Does the 20% Withholding Tax Work?

Under the NLWT system, 20% of the gross rental payment is withheld before the remaining balance is paid to the non-resident landlord.

For example:

The €400 withheld is credited against the landlord’s tax liability when their annual Income Tax Return is submitted.

It is important to understand that the 20% withholding is not necessarily the landlord’s final tax liability.

Responsibilities of Non-Resident Landlords

Although the NLWT system simplifies certain aspects of tax collection, non-resident landlords still have important responsibilities.

These include:

1. Annual Tax Returns

Non-resident landlords must submit an annual Income Tax Return (Form 11), declaring their rental income and any other relevant income.

2. Allowable Expenses

Landlords may be entitled to claim allowable expenses incurred in generating rental income. These can include:

3. Tax Credits

The 20% withholding tax deducted from rental payments can be claimed as a credit against the landlord’s annual tax liability.

4. Appointing a Collection Agent

Landlords may appoint a collection agent to collect rent, manage the withholding process and submit the required Rental Notifications to Revenue.

What If the Tenant Pays the Landlord Directly?

Where a tenant pays rent directly to a non-resident landlord rather than through a collection agent, the tenant is responsible for withholding 20% of the rental payment and submitting it to Revenue under the NLWT system.

This is an important consideration for both landlords and tenants, as failure to comply with the requirements can result in difficulties with Revenue.

How Can Stone Property Help?

Managing a rental property from overseas requires reliable local representation and professional property management.

At Stone Property, we provide a personal and professional approach to letting and property management, helping landlords protect their investment while ensuring their property is properly managed.

Our services include tenant sourcing, referencing, tenancy administration, rent collection, property inspections and ongoing management.

Whether you are an overseas landlord looking for assistance with an existing tenancy or considering letting your Irish property for the first time, we would be delighted to discuss how we can help.

Stone Property – The Boutique Way to Let and Manage Your Property.

For further information or to discuss our letting and property management services, contact our team.

Stone Property Estate Agents
The Old Station House, 15a Main Street, Blackrock, Co. Dublin
Telephone: 01 901 0294
Email: enquiries@stoneproperty.ie
Website: www.stoneproperty.ie

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