The market is not one number. It is a system of prices, supply, demand, credit, regulation and local behaviour.

In the 12 months to February 2026, Ireland’s national residential property price index rose 6.8%. Prices outside Dublin rose faster than Dublin, while apartment and house growth also differed. At the same time, 36,284 new dwellings were completed during 2025 — the highest annual total in the CSO series. Both statements are true. Neither, alone, tells an investor what to buy.

01 / SEPARATE THE SIGNALS

Price growth and value
are not synonyms.

Price growth describes what has happened across a group of transactions. Value is property-specific and forward-looking. A rising index may reflect constrained supply, changing transaction mix, access to credit or genuine demand. It does not automatically imply attractive rent, acceptable risk or room for further growth.

01

Price

What buyers recently paid.

02

Rent

What occupiers can legally and sustainably pay.

03

Supply

Existing stock, completions and future pipeline.

04

Demand

Households, employment, income and mobility.

02 / MOVE FROM NATIONAL TO LOCAL

Every property competes
in a micro-market.

National data establishes context. The real decision requires a narrower sequence: region, town, neighbourhood, street, building and unit. The RTB/ESRI Rent Index controls for property characteristics and is valuable for tracking rental change, but property-level evidence remains essential.

Study asking rents alongside achieved rents, days on market, tenant profile, employment anchors, transport, competing stock and planned construction. A market can have strong demand and still offer poor economics if acquisition prices already absorb that strength.

03 / READ CONSTRAINTS AS PART OF THE ASSET

Regulation belongs
inside the model.

Rent-setting rules, tenancy obligations, standards and taxation affect the income a property can legally produce and the costs required to operate it. They are not footnotes to an otherwise complete spreadsheet. In Ireland, rent review rules changed for private tenancies from 1 March 2026; the applicable tenancy history and RTB guidance therefore need to be checked before projected rent is accepted.

04 / THE ZANORIS VIEW

Opportunity appears where
the layers align.

Zanoris does not define a good market as one with the loudest price growth. We look for alignment: defensible demand, appropriate supply, workable economics, manageable regulation and an asset capable of being operated well.

That approach replaces prediction with disciplined interpretation. The objective is not to know exactly where a market will move. It is to make decisions that remain coherent across more than one possible future.

SOURCES & METHODOLOGY

Latest figures should be rechecked at the time of any decision. Sources used:

This material is general information and does not constitute investment, financial, tax or legal advice. Property conditions, obligations and outcomes vary.