Rent vs Buy in Ireland
— What the Numbers Say 2026
Monthly costs, break-even timelines, and county-by-county verdicts — sourced from the RTB, BPFI, and Property Price Register, 2025.
Last updated: 31 December 2025·RTB Rent Index · BPFI · Property Price Register
Monthly premium: renting over owning nationally
€350
Renting costs more than buying per month, nationally
Avg monthly rent
€1,800/mo
National average, 2025
Avg monthly mortgage equiv
€1,450/mo
10% deposit, 30yr, 3.82%
Monthly difference
€350
Renting costs more
Break-even point
8 years
Nationally (buy beats rent)
Rent vs Mortgage by City
Average monthly rent versus equivalent mortgage repayment. Mortgage assumes 10% deposit, 30-year term, 3.82% fixed rate on median city prices.
Monthly Rent vs Mortgage Equivalent — Dublin, Cork, Galway, Limerick
Both values shown per month. Mortgage = (median price × 90%) / 360 repayment schedule at 3.82% APR.
Source: RTB Rent Index Q4 2025 · BPFI Drawdowns · Property Price Register 2025
When Does Buying Become Cheaper Than Renting?
Cumulative lifetime cost of renting versus buying over 30 years. The crossover point is where buying becomes the cheaper option in total.
Cumulative Cost: Renting vs Buying Over 30 Years
Rent costs accumulate with 3% annual inflation. Buy costs = mortgage payments + maintenance − equity gained.
Source: RTB Rent Index · BPFI · CSO · Property Price Register 2025
Model Assumptions
- 10% deposit on €330,000 median price
- 30-year mortgage term
- 3.82% fixed interest rate (BPFI avg)
- 3% annual rent inflation
- 2% annual property price growth
- 1% annual maintenance (of property value)
- 7% p.a. return if deposit invested in market
- Buying transaction costs ~€9,000 one-off
Rent vs Buy by County
All 26 counties ranked by break-even timeline. Sort any column. Monthly diff = rent minus mortgage (positive means renting costs more each month).
| County↕ | Avg Rent /mo↕ | Equiv Mortgage↕ | Monthly Diff↕ | Break-even (yrs)↑ | Verdict |
|---|---|---|---|---|---|
| LaoisLeinster | €950 | €740 | +€210 | 6 yrs | Buy |
| OffalyLeinster | €930 | €720 | +€210 | 6 yrs | Buy |
| LongfordLeinster | €870 | €660 | +€210 | 6 yrs | Buy |
| MayoConnacht | €950 | €730 | +€220 | 6 yrs | Buy |
| SligoConnacht | €980 | €760 | +€220 | 6 yrs | Buy |
| RoscommonConnacht | €870 | €650 | +€220 | 6 yrs | Buy |
| LeitrimConnacht | €820 | €600 | +€220 | 6 yrs | Buy |
| DonegalUlster | €870 | €650 | +€220 | 6 yrs | Buy |
| CavanUlster | €870 | €660 | +€210 | 6 yrs | Buy |
| MonaghanUlster | €880 | €670 | +€210 | 6 yrs | Buy |
| KilkennyLeinster | €1,150 | €920 | +€230 | 7 yrs | Similar |
| CarlowLeinster | €1,050 | €830 | +€220 | 7 yrs | Similar |
| WestmeathLeinster | €1,000 | €790 | +€210 | 7 yrs | Similar |
| TipperaryMunster | €980 | €760 | +€220 | 7 yrs | Similar |
| ClareMunster | €1,050 | €830 | +€220 | 7 yrs | Similar |
| KerryMunster | €980 | €770 | +€210 | 7 yrs | Similar |
| LouthLeinster | €1,350 | €1,100 | +€250 | 8 yrs | Similar |
| WexfordLeinster | €1,200 | €960 | +€240 | 8 yrs | Similar |
| WaterfordMunster | €1,100 | €880 | +€220 | 8 yrs | Similar |
| KildareLeinster | €1,700 | €1,420 | +€280 | 9 yrs | Similar |
| MeathLeinster | €1,600 | €1,320 | +€280 | 9 yrs | Similar |
| LimerickMunster | €1,250 | €1,050 | +€200 | 9 yrs | Similar |
| WicklowLeinster | €1,850 | €1,580 | +€270 | 10 yrs | Similar |
| CorkMunster | €1,750 | €1,480 | +€270 | 10 yrs | Similar |
| GalwayConnacht | €1,650 | €1,350 | +€300 | 10 yrs | Similar |
| DublinLeinster | €2,300 | €2,050 | +€250 | 13 yrs | Rent |
| Source: RTB Rent Index, BPFI, Property Price Register — 2025. Click column headers to sort. Monthly diff = rent minus mortgage (positive = renting costs more). | |||||
What Happens to Your Deposit if You Do Not Buy?
Invested at 7% over 10 years
€64,900
€33,000 deposit grown in a diversified portfolio
Equity built in 10yr mortgage
€85,000
Through mortgage amortisation + 2% price growth
The deposit trade-off is closer than many people assume. A €33,000 deposit invested at a historical average of 7% per year grows to approximately €64,900 over a decade — within range of the €85,000 equity built through mortgage repayments and moderate price growth over the same period. Neither path is automatically superior; the outcome depends on market returns, property price movements, and individual circumstances. The break-even analysis on this page accounts for this opportunity cost.
One-Off and Ongoing Costs of Buying
Transaction costs add €8,000–€10,000 to the upfront cost of purchasing. These are not included in mortgage repayment figures.
Stamp Duty
€3,300 example
1% on first €1m. On a €330,000 home that is €3,300.
Legal Fees
€2,500–€3,500
Solicitor conveyancing fees for a standard residential purchase.
Survey + Valuation
€800–€1,200
Structural survey plus lender-required mortgage valuation.
Annual Maintenance
1–2% per year
On a €330,000 home, that is €3,300–€6,600 per year for upkeep.
The Real Costs of Renting
Renting has fewer upfront costs but carries long-term risks that affect the true comparison.
Security Deposit
1 month's rent
Refundable at end of tenancy, subject to RTB rules. Held by landlord, not invested.
No Equity Building
€0 ownership
Every rent payment builds zero ownership stake. There is no asset accumulation unless you invest separately.
Rent Inflation Risk
+3% per year
Irish rents have historically risen around 3% per year. On a €1,800/mo rent, that is €648 extra per year after one year.
What the Numbers Actually Say
On a monthly basis, renting costs €350 more than an equivalent mortgage repayment nationally. That gap exists because Irish property prices, while high, have not risen as fast as rents in recent years — making mortgage repayments relatively cheaper per month than market rents in all four cities tracked. For anyone with a deposit who expects to stay in one location for more than 8 years, the data consistently points toward buying as the financially superior option in most Irish counties.
Over shorter time horizons — under five years — renting can still make sense once buying transaction costs (stamp duty, legal fees, survey) are factored in. In Dublin specifically, the break-even extends to 11 years due to higher purchase prices. And for those who would invest their deposit rather than deploy it on a purchase, market returns can narrow the long-term wealth gap considerably. The numbers are not a straightforward case for either side: they are a function of your time horizon, location, and what you do with your savings.
Data Sources & Assumptions
Data Sources
- RTB Rent Index — new tenancy registrations, Q4 2025
- BPFI — mortgage drawdown data, average fixed rates
- Property Price Register — median sale prices by county
- Central Bank of Ireland — LTI and LTV mortgage rules
Model Assumptions
- 10% deposit (minimum for first-time buyers)
- 30-year mortgage term
- 3.82% fixed rate (BPFI weighted average)
- 3% annual rent inflation (RTB historical avg)
- 2% annual property price growth (conservative)
- 1% annual maintenance cost of property value
- 7% investment return on deposit (MSCI World avg)
- No capital gains tax modelled on investment returns
This analysis is for informational purposes only and does not constitute financial or investment advice. Individual circumstances vary. Consult a qualified financial adviser before making property decisions.
Frequently Asked Questions
Is it cheaper to rent or buy in Ireland?
On a monthly basis, buying is cheaper: the equivalent mortgage on a median-priced home is €1,450/month versus €1,800/month to rent — a saving of €350/month. Long-term, buying breaks even at around 8 years nationally, after accounting for deposit opportunity cost and maintenance.
At what point does buying become cheaper than renting in Ireland?
Nationally, the break-even point is around 8 years — after which the cumulative cost of buying falls below the cumulative cost of renting. In Dublin, where property prices are higher relative to rents, the break-even extends to approximately 11 years. In rural counties with lower price-to-rent ratios, break-even can be as low as 6 years.
Is it worth buying a house in Ireland in 2026?
The answer depends heavily on your time horizon. If you plan to stay for more than 8 years, the data suggests buying is financially advantageous in most Irish counties. For shorter horizons — under 5 years — renting is typically cheaper once you account for transaction costs (stamp duty, legal fees, survey) and deposit opportunity cost. Personal factors such as job security, family plans, and flexibility also matter.
How does the rent vs buy calculation work?
The model compares cumulative costs over time. The rent side adds monthly rent with 3% annual inflation. The buy side adds mortgage repayments (10% deposit, 30-year term, 3.82% rate), annual maintenance (1% of property value), and the opportunity cost of the deposit invested elsewhere — then subtracts equity built through mortgage amortisation and 2% annual price growth. When cumulative buy cost drops below cumulative rent cost, that is the break-even point.
Is renting dead money in Ireland?
Not necessarily. If you invest your deposit (€33,000) in a diversified portfolio at 7% annual return, it grows to approximately €64,900 over 10 years. Compared to equity of approximately €85,000 built in a mortgage over the same period, the gap narrows significantly. Renting can make financial sense for people who invest their deposit savings diligently and have a shorter-term horizon.
What are the hidden costs of buying a house in Ireland?
One-off buying costs typically add €8,000–€10,000 on top of the purchase price. These include: stamp duty (1% on the first €1m), legal/conveyancing fees (€2,500–€3,500), survey and valuation (€800–€1,200), and mortgage protection insurance setup. Ongoing costs include annual maintenance estimated at 1–2% of property value per year. These costs are factored into the break-even analysis shown above.