Recently, many clients have been asking me about houses in Ireland. To be honest, we haven't promoted this market much before, but inquiries have been increasing over the past two years—Portugal's Golden Visa has become more expensive, and Greek programs have significant premiums, so people are starting to look for the next European destination.
With over a decade of experience in cross-border real estate, I have been monitoring the Irish market for quite some time. Today, I won't be speaking from a sales perspective; instead, as a consultant at Boyue, I'll share some practical insights. Which properties are truly good, which are pitfalls, and who should buy and who should avoid them.
Let's start with the most crucial point
The Irish Immigrant Investor Programme (IIP) was closed in February 2023.
I have to mention this first. If someone still tells you "buy an Irish house and get residency" or "invest in Irish immigration," just walk away—no need to discuss further. This program was stopped on February 15, 2023, and no new applications are being accepted. Buying a house in Ireland now is purely about purchasing a property, with no connection to residency at all.
Don't be fooled by the concept of "European immigration countries."
What is the current market situation for Irish houses?
I'll give you the latest figures from mid-2026:
In terms of house prices, the national average annual increase is 5.6%, which seems reasonable, but there's a pattern when you break it down—Dublin has only risen by 4.7%, while areas outside Dublin have increased by 7.3%. What does this mean? The capital can't rise further, and second-tier cities are catching up.
In terms of prices, the national median is around €395,000 per property, and Dublin requires €495,000. Converted to RMB, a two-bedroom apartment in Dublin is about 3.9 million yuan. This price is not expensive in Western Europe, but it's definitely not a "cheap steal."
The most attractive aspect is the rental yield. The national average gross yield is 7.66%, around 7% in Dublin, 8.3% in Cork, and even higher in Galway, reaching 12%. What does this number mean? If you look at London, Berlin, and Tokyo, yields generally hover between 3% and 5%. Among developed Western European countries, Ireland ranks high in terms of yield. In 2024, an international organization ranked Irish real estate yields as the highest in the world.
Why is it so high? The reason is simple: there is a housing shortage.
Dublin is crowded with tech companies — Google, Meta, Apple, Pfizer, and ByteDance’s European headquarters is also located there. Every year, more young people move in than the number of houses built, and rents have more than doubled since 2015. With supply and demand as they are, rents won’t come down.
Foreigners buying property in Ireland do face favorable policies
In this regard, Ireland is more generous than many European countries: foreigners face no restrictions on buying property.
You don’t need to be an EU resident, nor do you need to have a local status first, and you can buy as many properties as you want (as long as you’re not a real estate speculator buying more than 10 units within 12 months). Stamp duty is exactly the same as for locals: 1% on the first €1 million, 2% on the portion between €1 million and €1.5 million, and 6% on amounts above €1.5 million.
For comparison: the UK has been charging an additional stamp duty on overseas buyers since 2021, and it has now risen to 6%. Canada and Australia have also restricted foreign property buyers. Ireland is indeed a clear exception in this regard.
But there’s a detail you should know: if you buy more than 3 units in the same apartment building, the stamp duty is more favorable — 1% on the first €1 million, and a flat 2% on the excess. This is good news for those looking to buy multiple small units for rental purposes.
Where I think the real benefits of Irish property lie
First, it’s an English-speaking country, so communication costs are low.
When you go to France, Germany, or Spain to view properties, all contracts are in the local language, and it’s difficult to communicate with lawyers and real estate agents. Ireland is an English-speaking country, and its legal system is common law, the same as the UK. You can review documents, negotiate contracts, and interact with people all in English. This is a huge relief for Chinese families.
Second, with tech companies clustered here, rental demand is genuine.
Dublin’s market isn’t supported by tourism alone; it has real industries. The European headquarters of companies like Google, Meta, LinkedIn, and Pfizer are all located there, and a large number of 25-35 year olds are hired every year. These people don’t buy property, they rent. So if you buy an apartment in central Dublin, the vacancy period is usually very short.
Third, it’s a good entry point for euro asset allocation.
If you currently hold only RMB assets and a bit of USD assets, allocating a portion to euros helps diversify risk. Ireland is a eurozone country with political stability. Although its corporate tax rate has risen from 12.5% to 15%, it remains competitive in Europe. The long-term value of euro assets doesn’t need much explanation from me.
But, I still need to make the pitfalls clear to you
Dublin is already not cheap
The median property price in Dublin is nearly 500,000 euros, and the growth rate is slowing down — from 7.5% in 2025 to 4.7% now. If you’re chasing "high growth", Dublin has already passed that stage. If you really want high returns, second-tier cities like Cork and Galway offer higher yields, but the problem is: it may not be easy to sell a property in a second-tier city when you want to. Poor liquidity is a common issue in second-tier markets.
7% is a gross return, not net profit in your pocket
When an agent tells you a "7% return", don’t get too excited right away. You need to deduct these costs:
Local Property Tax (LPT), which is tiered based on property value and payable annually
Apartment service charge, typically ranging from 200 to 400 euros per month in Dublin
Rental income tax — if you’re not a tax resident, you must file taxes on your rental income in Ireland
Vacancy periods and maintenance costs
After all these deductions, the actual net return from the 7% gross yield is around 4% to 5%. This figure is still decent, but you need to know the real situation — don’t use the gross return to calculate your net profit.
Exchange rates can wipe out a year’s rental income
The euro against the Chinese yuan has fluctuated between 7.5 and 8 in recent years. A 5% swing in the exchange rate can erase your entire year’s rental profit. When investing in overseas property, exchange rates are a cost you must consider — don’t just focus on the rental income.
Strict transaction checks, clean funds required
Property purchases in Ireland are fully led by solicitors, with very strict anti-money laundering checks. You need to be able to clearly explain where your money comes from, with proper documentation for every transaction. Boyue will not guide any illegal capital outflow operations — don’t take that path, it’s too risky.
Who is suitable to buy, and who should avoid?
Suitable for buying:
Want to allocate some euro-denominated assets for diversification
Your child is studying in the UK or Ireland, and you want to buy a property for both self-use and rental income
Budget is between 300,000 and 800,000 euros, pursuing long-term stable rental returns
Can accept "slow appreciation, living on rental income" and do not expect short-term skyrocketing
What to avoid:
Still asking "Can I get residency by buying a property?" — the IIP is closed, don't dream about it
Want to flip properties for short-term gains — Ireland is not that kind of market
Total budget less than 300,000 euros — you can't buy a decent property, it's not worth the hassle
People in China who want to completely "lie flat and collect rent" — managing a property across borders is not as easy as you think. Finding a reliable property management is necessary, but you can't completely let go
If you really want to buy, how can Boyue help you?
We work with licensed local agents and lawyers in Dublin and Cork. The process is very simple:
First, we clarify what you are buying the property for — pure investment for rental income? For your child's study? Or to allocate euro assets? What's your budget?
Based on your needs, we recommend specific areas and property types, not specific developments, and won't take you to see a bunch of projects that don't match the actual situation.
Arrange for you to view the property in person. I strongly advise against signing contracts remotely — some properties in Europe have big differences between photos and reality, so you need to see it for yourself to be sure.
Local lawyers handle title checks, contract review, and fund custody — we coordinate all these.
After purchase, if you are in China, we help you connect with reliable property managers responsible for renting and daily maintenance.
I have told many clients: Boyue does not promise "guaranteed profits". There is no such thing as a sure bet in overseas real estate. What we can do is present the real situation to you clearly — how much the cost is, where the risks lie, what the returns are — and you decide for yourself. If it's suitable, go ahead; if not, don't do it.
Finally, from the bottom of my heart
Ireland is not some "hidden gem market" — it is a mature market with healthy supply and demand, solid rental returns by Western European standards, but already unaffordable property prices. It is suitable for long-term allocation, not speculation.
If you have been looking at "golden visa properties" in places like Portugal and Greece, only to find those projects either heavily overpriced or subject to policy changes, and you are seeking a European investment destination that is purely for investment, not tied to residency, Ireland is worth serious consideration.
But there is a catch: you need to be clear about what you want. Do not get carried away the moment you hear "7% return" — after accounting for taxes, exchange rates, and holding costs, the actual returns are not that impressive.
If you are interested, book a consultation with one of our advisors. Share your budget and goals, and we will help you analyze whether Ireland is right for you. If it is not, we will be straightforward about it and will not pressure you into anything.
About Parich Group
Parich Group is a wholly Hong Kong-owned institution with direct operations in both Shenzhen and Hong Kong, having served over 2,000 high-net-worth families and managing assets exceeding HK$50 billion. It covers eight business segments including family trusts, cross-border wealth management, premium healthcare, and overseas properties.
Hong Kong Headquarters: Tower 2, New Mandarin Plaza, Tsim Sha Tsui, Kowloon
Shenzhen Headquarters: Room 5532, 55th Floor, Diwang Building, Luohu District
Official Website: www.parichgroup.com/www.parichgroup.cn
Data sources: Central Statistics Office Ireland, Global Property Guide, Revenue Commissioners Ireland, SCSI Mid-2026 Report. This article represents the personal views of the advisor and does not constitute investment advice.
