How prices have moved, like for like

The Property Price Index follows homes that sold more than once, so a change in the mix of homes sold does not move it. It is a repeat-sales index, calculated in the open from the Property Price Register and checked against the CSO.

How the index works

A plain median moves when the mix of homes sold changes: a quarter with more city apartments looks cheaper, a quarter with more new estates looks dearer. A repeat-sales index avoids this by comparing each home only with itself.

Each pair of sales of the same home is one observation of how much prices changed between the two dates. A weighted regression combines every pair into a single index.

Rules

Market-price sales only. “Not full market price” sales are left out, and new-home prices include VAT.
Pairs less than 6 months apart are left out; they are often corrections or quick resales.
Pairs whose price changed more than 3× either way, or by more than 50% a year, are treated as errors or major works and left out.
Bulk sales (5 or more homes at one price on one day in a county) are left out.
Longer gaps between sales count for less, because renovation and wear add noise over time (Case–Shiller weighting).
An area needs 4,000 pairs for a quarterly index or 400 for an annual one. Periods with fewer than 15 pairs are left blank.

Read the full methodology

Area

Show the CSO index After inflation

Index, 2026 Q3191.4

Change over 12 monthsup 6.2%

Since the low of 2012 Q3up 170.5%

Repeat-sale pairs, quarterly series77,351

Property Price Index, Ireland
CSO official index
95% confidence interval
Fewer than 30 pairs

Download CSV

Hollow points have fewer than 30 repeat-sale pairs, or are the incomplete latest period (*).

View index values as a table

Period	Index	95% interval	Pairs	CSO (rebased)
2026-Q4*	189.1	182.2 – 196.2	392	—
2026-Q3	191.4	186.5 – 196.5	3,147	—
2026-Q2	188.2	183.3 – 193.3	2,607	184.7
2026-Q1	184.4	179.5 – 189.4	2,277	183.7
2025-Q4	185.0	180.2 – 189.9	3,068	182.2
2025-Q3	180.2	175.6 – 185.0	3,050	178.8
2025-Q2	179.0	174.3 – 183.8	2,523	174.2
2025-Q1	173.8	169.2 – 178.6	2,162	172.0
2024-Q4	171.1	166.7 – 175.6	3,133	170.3
2024-Q3	168.8	164.4 – 173.3	2,815	166.3
2024-Q2	164.7	160.4 – 169.2	2,398	161.7
2024-Q1	160.6	156.4 – 165.0	2,144	159.4
2023-Q4	158.4	154.3 – 162.6	2,944	155.7
2023-Q3	156.4	152.3 – 160.5	3,021	151.3
2023-Q2	153.1	149.1 – 157.2	2,703	149.1
2023-Q1	151.0	147.1 – 155.1	2,469	149.9
2022-Q4	152.4	148.5 – 156.4	3,321	151.0
2022-Q3	151.4	147.5 – 155.4	3,335	149.3
2022-Q2	148.2	144.4 – 152.1	2,924	145.1
2022-Q1	142.7	139.0 – 146.5	2,606	142.6
2021-Q4	141.3	137.7 – 145.0	3,627	139.1
2021-Q3	136.6	133.1 – 140.2	3,462	133.4
2021-Q2	130.6	127.2 – 134.1	2,839	127.0
2021-Q1	125.8	122.6 – 129.2	2,836	124.1
2020-Q4	124.5	121.4 – 127.8	4,013	122.2
2020-Q3	122.5	119.3 – 125.8	2,385	120.7
2020-Q2	120.8	117.5 – 124.2	1,643	120.3
2020-Q1	118.6	115.5 – 121.8	2,534	120.4
2019-Q4	120.6	117.5 – 123.8	3,599	121.3
2019-Q3	121.6	118.5 – 124.8	3,412	121.6
2019-Q2	120.8	117.7 – 123.9	3,085	119.9
2019-Q1	118.2	115.1 – 121.4	2,399	119.2
2018-Q4	117.1	114.1 – 120.2	3,562	120.4
2018-Q3	116.7	113.7 – 119.7	3,345	119.5
2018-Q2	112.9	110.0 – 115.9	2,837	117.0
2018-Q1	111.0	108.1 – 114.0	2,470	114.2
2017-Q4	109.8	107.0 – 112.7	3,537	112.2
2017-Q3	107.8	105.0 – 110.6	3,281	109.5
2017-Q2	103.6	100.9 – 106.3	2,807	103.9
2017-Q1	100.8	98.1 – 103.5	2,414	101.6
2016-Q4	98.6	96.0 – 101.2	3,198	100.4
2016-Q3	97.3	94.8 – 99.9	2,839	98.0
2016-Q2	94.8	92.3 – 97.3	2,479	94.0
2016-Q1	92.0	89.5 – 94.5	1,926	93.0
2015-Q4	90.5	88.1 – 92.9	2,750	92.6
2015-Q3	89.0	86.6 – 91.3	2,561	91.2
2015-Q2	87.6	85.3 – 90.0	2,310	88.4
2015-Q1	85.8	83.6 – 88.2	2,096	86.4
2014-Q4	82.9	80.8 – 85.1	3,429	86.6
2014-Q3	81.1	79.0 – 83.3	2,486	84.0
2014-Q2	77.7	75.6 – 79.9	1,872	77.6
2014-Q1	75.0	72.9 – 77.2	1,327	73.6
2013-Q4	74.7	72.7 – 76.8	1,571	72.4
2013-Q3	73.6	71.4 – 75.9	854	70.4
2013-Q2	72.2	69.8 – 74.5	635	66.6
2013-Q1	73.8	71.3 – 76.4	478	66.6
2012-Q4	71.5	69.5 – 73.6	1,329	68.6
2012-Q3	70.8	68.7 – 72.9	942	68.0
2012-Q2	71.3	69.1 – 73.6	776	67.2
2012-Q1	73.2	70.8 – 75.6	643	68.8
2011-Q4	74.8	72.4 – 77.3	680	72.1
2011-Q3	79.8	77.3 – 82.4	659	76.3
2011-Q2	84.3	81.4 – 87.3	525	81.1
2011-Q1	88.1	84.9 – 91.4	409	85.6
2010-Q4	92.8	89.9 – 95.9	694	89.7
2010-Q3	93.7	90.8 – 96.7	815	93.8
2010-Q2	97.3	94.2 – 100.5	723	96.6
2010-Q1	100.0	100.0 – 100.0	570	100.0

Above the 2007 peak, but not after inflation

Irish prices are 28% above their April 2007 peak. Adjusted for inflation, they are 3.9% below it.

Before inflation
After inflation (September 2026 euros)

View as a table

Quarter	Before inflation (peak = 100)	After inflation (peak = 100)
2026-Q3	128.1	97.6
2026-Q2	126.3	96.7
2026-Q1	125.6	98.0
2025-Q4	124.6	97.6
2025-Q3	122.2	96.1
2025-Q2	119.1	94.3
2025-Q1	117.6	94.4
2024-Q4	116.4	93.9
2024-Q3	113.7	91.3
2024-Q2	110.5	89.0
2024-Q1	108.9	88.9
2023-Q4	106.5	86.3
2023-Q3	103.5	83.8
2023-Q2	101.9	83.5
2023-Q1	102.5	85.5
2022-Q4	103.2	86.3
2022-Q3	102.0	86.6
2022-Q2	99.2	85.7
2022-Q1	97.5	87.4
2021-Q4	95.1	86.5
2021-Q3	91.2	84.5
2021-Q2	86.8	81.3
2021-Q1	84.8	80.6
2020-Q4	83.5	80.1
2020-Q3	82.5	78.6
2020-Q2	82.2	78.2
2020-Q1	82.3	78.1
2019-Q4	82.9	78.6
2019-Q3	83.1	78.5
2019-Q2	82.0	77.4
2019-Q1	81.5	78.0
2018-Q4	82.3	78.6
2018-Q3	81.7	77.6
2018-Q2	80.0	76.5
2018-Q1	78.1	75.3
2017-Q4	76.7	74.0
2017-Q3	74.9	71.9
2017-Q2	71.0	68.3
2017-Q1	69.5	67.4
2016-Q4	68.7	66.5
2016-Q3	67.0	64.4
2016-Q2	64.2	61.8
2016-Q1	63.6	61.8
2015-Q4	63.3	61.1
2015-Q3	62.4	59.8
2015-Q2	60.4	58.0
2015-Q1	59.1	57.4
2014-Q4	59.2	57.2
2014-Q3	57.4	55.1
2014-Q2	53.1	51.0
2014-Q1	50.3	48.6
2013-Q4	49.5	47.9
2013-Q3	48.1	46.4
2013-Q2	45.6	44.0
2013-Q1	45.6	44.2
2012-Q4	46.9	45.4
2012-Q3	46.5	45.0
2012-Q2	46.0	44.6
2012-Q1	47.0	46.1
2011-Q4	49.3	48.6
2011-Q3	52.2	51.7
2011-Q2	55.5	54.8
2011-Q1	58.5	58.3
2010-Q4	61.3	61.4
2010-Q3	64.1	64.2
2010-Q2	66.0	66.1
2010-Q1	68.4	68.7
2009-Q4	70.8	70.5
2009-Q3	72.5	71.7
2009-Q2	75.6	74.1
2009-Q1	81.2	79.5
2008-Q4	87.3	84.5
2008-Q3	92.0	88.7
2008-Q2	94.6	91.2
2008-Q1	97.2	95.4
2007-Q4	99.3	98.1
2007-Q3	99.9	99.5
2007-Q2	100.0	100.0
2007-Q1	99.6	101.1
2006-Q4	98.0	99.9
2006-Q3	95.9	98.0
2006-Q2	90.4	92.9
2006-Q1	87.0	90.8
2005-Q4	85.4	89.3
2005-Q3	81.9	85.9
2005-Q2	78.7	83.3
2005-Q1	77.1	82.6

The register starts in 2010, after the crash, so this comparison uses the CSO Residential Property Price Index (table HPM09, from 2005), which is mix-adjusted. The peak is the highest month before the post-crash low. Inflation uses the Eurostat Harmonised Index of Consumer Prices for Ireland. Figures to August 2026. CSO data © Central Statistics Office, CC BY 4.0; HICP © Eurostat.

How Irish prices compare with Europe

House price indices before inflation, 2015 = 100. Other countries use their statistics offices’ own methods, as published by Eurostat.

Compare withand

Ireland · Property Price Index
European Union (27)
Netherlands
Portugal

Rank all 32 countries

#	Country	Change since 2015	Last 4 quarters
1	Türkiye	up 1785%	up 28.5%
2	Hungary	up 290%	up 10.2%
3	Portugal	up 201%	up 16.5%
4	Lithuania	up 191%	up 14.3%
5	Bulgaria	up 185%	up 15.5%
6	Iceland	up 170%	up 2.7%
7	Czechia	up 164%	up 8.6%
8	Croatia	up 153%	up 12.7%
9	Estonia	up 137%	up 5.8%
10	Slovenia	up 134%	up 9.1%
11	Latvia	up 133%	up 11.4%
12	Poland	up 129%	up 6.3%
13	Slovakia	up 126%	up 13.6%
14	Netherlands	up 123%	up 4.3%
15	Ireland (Property Price Index)	up 114%	up 2.2%
16	Ireland	up 106%	up 6.0%
17	Spain	up 101%	up 12.1%
18	Malta	up 84%	up 6.9%
19	Romania	up 82%	up 12.1%
20	Austria	up 75%	up 5.1%
21	Norway	up 70%	up 4.2%
22	European Union (27)	up 69%	up 4.7%
23	Luxembourg	up 66%	down 2.2%
24	Denmark	up 66%	up 9.4%
25	Cyprus	up 59%	up 7.9%
26	Germany	up 53%	up 0.6%
27	Belgium	up 46%	up 2.1%
28	Sweden	up 39%	up 4.8%
29	France	up 26%	down 0.8%
30	United Kingdom	up 21%	up 2.7%
31	Italy	up 21%	up 4.0%
32	Finland	down 3%	down 2.7%

Source: Eurostat house price index (prc_hpi_q), all dwellings. Figures are not adjusted for inflation, which differs between countries, and national methods differ.

How it compares with the official index

The CSO’s Residential Property Price Index uses a different method: a hedonic regression on stamp-duty and energy-rating data. When two independent methods agree, both are measuring the market rather than noise.

Area	Correlation of period changes	Our change	CSO change	Span
Ireland	0.81	up 88%	up 85%	2010-Q1 to 2026-Q2
Dublin	0.76	up 99%	up 88%	2010-Q1 to 2026-Q2

Over long spans, repeat-sales indices tend to rise a little more slowly than hedonic ones: homes age between sales, and the regression counts that wear as a fall in the market. CSO data © Central Statistics Office, CC BY 4.0.