Price momentum
- National YoY +7.5% to July 2025
- Dublin YoY +6.0%
- Outside Dublin YoY +8.7%
- Median price (12-month) ~€375k
Why High-Net-Worth Buyers Are Choosing Ireland
For Second Homes in 2025
Ireland’s second-home market is entering 2025 with a rare mix of appeal: a resilient economy, safe and English-speaking environment, spectacular coastlines, strong cultural pull, and simple rules for overseas ownership. If you’re exploring a base in Europe, with easy access to London and the US, Ireland deserves a hard look.
Below we unpack the market trends, what it really costs, and practical steps for buyers from the USA, UK, and Hong Kong.
Market Brief
Snapshot: Ireland’s property market in 2025
Prices are still rising steadily, while supply is rebounding. Here’s the quick, credible view for second-home buyers.
Supply picture
- Completions rebounded in Q2 2025: 9,214 homes, up 35% year-on-year.
- Apartments more than doubled year-on-year, encouraging for urban & coastal buyers.
Perspective
Why Ireland works for second homes
Lifestyle access, legal clarity and straightforward ownership, plus transparent running costs.
Lifestyle & accessibility
- Michelin-level food scenes (Dublin, Cork, Galway), golf & sailing (Kinsale, Kerry, Dublin Bay), and year-round culture.
- English-speaking, rule-of-law market with mature legal, tax and private-banking services.
- Frictionless UK access for British citizens under the Common Travel Area (CTA) (live, work, study, access services).
Ownership rules (simple)
No residency-based restrictions on buying property in Ireland. Non-residents can purchase freely.
Note: ownership alone doesn’t grant a right to live in Ireland.
Stamp Duty (residential)
Rates effective from 2 Oct 2024:
First €1,000,000
1%
€1,000,000–€1,500,000
2%
Over €1,500,000
6%
15% applies only to bulk acquisitions of 10+ houses in 12 months.
Apartment rule: if acquiring 3+ apartments in the same block, rates are 1% up to €1m and 2% on the balance.
Local Property Tax (LPT)
Annual charge based on self-assessed market value at the valuation date.
1 Nov 2025 valuation sets your band for 2026–2030.
Vacant Homes Tax (VHT)
- Applies if a home is used < 30 days in the chargeable period (1 Nov – 31 Oct).
- Rate for the 2024/25 period: 7× the basic LPT (before local adjustments).
- Active exemptions exist (sale, qualifying tenancy, major works). Plan usage carefully.
If you let the property
Non-resident Landlord Withholding Tax (NLWT) may be operated by tenants or agents; withheld amounts are creditable on your Irish return.
Quick Guide
Where Buyers Are Looking
A fast, editorial overview of Ireland’s prime second-home clusters, with practical notes for US, UK and Hong Kong buyers.
Dublin coastal prime
Dalkey, Killiney, Sandycove, Howth. Sea views + 30–40 mins to city.
Sea viewsCity accessSouth coast & gourmet hubs
Kinsale (Cork), Kenmare (Kerry), Ardmore (Waterford).
Food & wineHarboursWest coast escapes
Connemara (Galway), West Clare, Achill. Privacy, wild Atlantic views.
PrivacyAtlanticGolf & resort living
Dublin links, Southwest “ring” courses, destination spas.
Links golfResortsUS
For US buyers
You can buy freely as a non-resident; no citizenship/residence needed to purchase. Ownership alone does not grant immigration permission.
Financing can be bespoke for non-residents; many HNW clients use cash or private banking. We can introduce overseas-savvy lenders.
UK
For UK buyers
Under the Common Travel Area, British citizens can live, work, study and access services in Ireland, ideal for flexible second-home use.
UK income/tax interaction is usually straightforward; we coordinate with your UK adviser on any Irish rental or disposal.
HK
For Hong Kong buyers
Property purchase is permitted without residency. Visa/entry rules depend on passport and purpose/length of stay, check official guidance.
Important: Ireland’s Immigrant Investor Programme (IIP) closed to new applications in Feb 2023. There’s no “buy a home, get residence” route.
Playbook
Buying a second home in Ireland: the playbook
A clear, expert path from diligence to aftercare, with AH Property guiding every phase.
-
Pre-bid diligence
- Proof of funds / private bank line; obtain Irish PPS number; line up a conveyancing solicitor.
- AH Property market scan: comparable sales, LPT band, stamp-duty projection, and likely VHT exposure based on intended use.
-
Offer & contracts
- Submit offer via agent; not binding until contract exchange.
- Your solicitor checks title, planning, BER (energy rating), easements, and management company (if applicable).
- We negotiate fixtures/fittings and practical handover items (smart home systems, EV chargers, moorings, memberships).
-
Completion logistics
- Funds transfer, stamp duty payment, and LPT setup.
- If planning limited use, we document occupancy to stay outside VHT where possible (≥ 30 days within the chargeable period).
-
Aftercare
- Property management: security checks, housekeeping, wintering.
- Optional letting strategy (where permitted): we’ll structure rental flows and NLWT compliance with your accountant.
Why choose AH Property
Work with AH Property
Dublin-based, whole-of-Ireland coverage. A discreet, end-to-end buy-side service for high-net-worth clients.
Bespoke search and shortlisting
Prime coastal, equestrian, heritage and off-market opportunities, filtered to your brief for location, privacy and condition.
Tax and structuring coordination
Stamp-duty banding, LPT planning, VHT usage strategy and NLWT considerations coordinated with Alanna.
Negotiation and due diligence
Comparable evidence, contract terms and checks with leading conveyancers on title, planning, BER and management matters.
After-purchase management
Security checks, caretaking, housekeeping and concierge. Optional letting framework with compliant NLWT flows.
FAQs
Quick answers
Clear guidance for second-home buyers in Ireland with official sources.
Can I buy a second home in Ireland if I am not a resident?
Yes. There are no residency-based restrictions on purchasing property.
Does buying a home give me residency?
No. Ownership does not grant immigration permission. For longer stays, review current immigration routes; the Immigrant Investor Programme (IIP) is closed.
What taxes should I plan for?
- Stamp duty (residential): 1% up to €1,000,000; 2% from €1,000,000 to €1,500,000; 6% above €1,500,000.
- LPT: annual charge, banded by self-assessed value at the valuation date.
- VHT: applies if used < 30 days within the chargeable period (1 Nov–31 Oct). Rate is 7× LPT for the 2024–2025 period.
Can I rent my second home when I am away?
Usually yes, subject to local rules and any management-company terms. For non-resident landlords, the NLWT may apply; withheld amounts are creditable through your Irish return.
