Executive Summary
The second quarter of 2026 shows an Irish residential property market that is beginning to moderate nationally, but the picture across the Midlands remains considerably more resilient.
According to the Daft.ie Q2 2026 Sales Report, national listed prices increased by 3.8% in the year to June 2026, compared with growth of 6.8% a year earlier. Prices increased by a further 1.6% during Q2 itself. The average listed price of a three-bedroom semi-detached home nationally reached €445,000. Daft.ie_Q2_2026_Sales_Report
The slowdown, however, is not evenly distributed. Daft describes what is effectively a two-speed property market, with price inflation moderating substantially in Dublin and the major cities while remaining stronger outside the principal urban centres. Daft.ie_Q2_2026_Sales_Report
This distinction is particularly relevant to Offaly, Laois, Westmeath and Kildare.
Across these counties, limited second-hand supply continues to underpin values, while demand for well-located family homes remains significant. There are also substantial differences within the Midlands itself: Offaly remains comparatively affordable, Laois continues to experience significant price pressure, Westmeath shows strong performance in several family-home categories, while Kildare operates at a considerably higher price level due in part to its position within the Greater Dublin commuter market.
For homeowners, the overall picture remains constructive: supply has improved, but it remains far below historic norms, while values across much of the Midlands remain materially above pre-Covid levels.
1. The Irish Property Market
The national market entered a more moderate phase during the first half of 2026.
Listed prices increased by 3.8% year-on-year, while preliminary transaction-price data indicated an increase of 3.2%. This was the slowest annual increase in transaction prices since 2023. Daft.ie_Q2_2026_Sales_Report
Despite this moderation, Irish residential property values remain historically high.
According to Daft:
- Listed prices are approximately 44% above pre-Covid levels.
- They remain approximately 8% below the Celtic Tiger peak.
- The national average listed price for a three-bedroom semi-detached home was €445,000 in Q2 2026. Daft.ie_Q2_2026_Sales_Report
Perhaps more importantly for the Midlands, the national figures disguise significant geographical variation.
Dublin list-price inflation slowed to approximately 3%, while prices across the other major cities were broadly flat. By contrast, markets outside the principal cities continued to experience stronger price pressure, particularly where housing availability remained restricted. Daft.ie_Q2_2026_Sales_Report
2. The Midlands Market
For this report, Midlands Real Estate focuses on our core market across:
Offaly | Laois | Westmeath | Kildare
These four counties represent substantially different price points but share several important characteristics.
The most significant remains the limited availability of second-hand homes.
Across Ireland, there were 13,118 second-hand properties available for sale on 1 June 2026. Although this represented an increase of 6% compared with the previous year, availability remained approximately 50% below the 2015–2019 average. Daft.ie_Q2_2026_Sales_Report
The market is therefore seeing some improvement in supply without anything approaching a return to historic norms.
This is important.
An increase in the number of properties advertised does not necessarily mean that the underlying housing shortage has disappeared. Instead, the market remains characterised by relatively low levels of second-hand stock combined with continued demand for appropriately priced homes.
3. Midlands Price Comparison
One of the clearest ways of illustrating the difference between the four counties is to examine the typical asking price of a three-bedroom semi-detached home.
| County | Typical Q2 2026 Asking Price |
|---|---|
| Offaly | €286,000 |
| Laois | €303,000 |
| Westmeath | €330,000 |
| Kildare | €423,000 |
| Ireland | €445,000 |
The spread is substantial.
A typical three-bedroom semi-detached home in Kildare commands approximately €137,000 more than the equivalent county-level benchmark in Offaly.
Yet all four counties remain below the national €445,000 figure for this property type. Daft.ie_Q2_2026_Sales_Report
The figures demonstrate the relative affordability that continues to exist across much of the Midlands, particularly in Offaly and Laois.
4. Offaly Property Market
Accessible pricing continues to support demand
Offaly remains one of the more affordable residential markets within Leinster.
According to the Daft Q2 report, a typical three-bedroom semi-detached home was listed at approximately €286,000.
Across individual property categories, the report recorded:
| Offaly Property Type | Average Asking Price | Annual Change |
|---|---|---|
| 3-bed semi-detached | €286,000 | +3.9% |
| 3-bed detached | €297,000 | -0.1% |
| 4-bed detached | €420,000 | +1.6% |
| 5-bed detached | €556,000 | +15.6% |
| 3-bed terraced | €255,000 | +7.8% |
Overall listed prices in Offaly were reported as approximately 5.1% higher year-on-year. Offaly Independent
The distinction between overall county inflation and the movement of an individual property category is important. The 5.1% figure relates to the broader county price index and should not be confused with the 3.9% movement in the three-bedroom semi-detached category.
Price per square metre
Daft estimates the median asking price of a three-bedroom semi-detached home in Offaly at approximately:
€2,667 per sq.m
That compares with a national figure of approximately €3,762 per sq.m. Daft.ie_Q2_2026_Sales_Report
This relative affordability is one of Offaly’s principal strengths.
Tullamore, Clara, Daingean and surrounding areas can offer purchasers considerably more accommodation for their budget than many larger urban and commuter markets.
New homes
The median price of a newly built home in Offaly in the year to March 2026 was approximately:
€340,000. Daft.ie_Q2_2026_Sales_Report
Separately, CSO data show 145 new dwelling completions in Offaly during Q2 2026. Central Statistics Office
5. Laois Property Market
Continued upward pressure on prices
Laois was one of the stronger-performing markets during the period.
Overall listed prices were reported as 8.9% higher than a year earlier, significantly ahead of the national 3.8% increase. Laois Today
The typical asking price of a three-bedroom semi-detached home reached approximately:
€303,000
Individual property categories reported by Daft included:
| Laois Property Type | Average Asking Price | Annual Change |
|---|---|---|
| 3-bed semi-detached | €303,000 | +3.4% |
| 4-bed semi-detached | €361,000 | +1.9% |
| 3-bed detached | €332,000 | +5.2% |
| 4-bed detached | €438,000 | +2.5% |
| 5-bed detached | €530,000 | -6.9% |
| 3-bed terraced | €311,000 | +14.9% |
| 2-bed apartment | €228,000 | +22.9% |
The large movements in some less frequently traded categories should be interpreted carefully because changes in the mix of properties listed can materially affect the averages.
Nevertheless, the overall evidence points towards a Laois market where demand remains strong.
Price per square metre
A typical Laois three-bedroom semi-detached home stood at approximately:
€2,822 per sq.m
Daft.ie_Q2_2026_Sales_Report
This places Laois above Offaly but below Westmeath and significantly below Kildare.
New homes
The median price of a newly built home in Laois was:
€377,983
Daft.ie_Q2_2026_Sales_Report
The CSO recorded 208 new dwelling completions in Laois during Q2 2026, the highest number among Offaly, Laois and Westmeath. Central Statistics Office
New development is therefore playing an increasingly important role in the Laois residential market.
6. Westmeath Property Market
Strong performance across family homes
Westmeath recorded some particularly strong movements within the principal family-home categories.
The typical three-bedroom semi-detached asking price was approximately:
€330,000
The property-type breakdown included:
| Westmeath Property Type | Average Asking Price | Annual Change |
|---|---|---|
| 3-bed semi-detached | €330,000 | +10.4% |
| 4-bed semi-detached | €389,000 | +9.2% |
| 3-bed detached | €335,000 | +4.7% |
| 4-bed detached | €471,000 | +8.1% |
| 5-bed detached | €564,000 | +10.4% |
| 3-bed terraced | €329,000 | +15.8% |
| 2-bed apartment | €218,000 | -3.9% |
The double-digit movement in the three-bedroom semi-detached category is particularly noteworthy because this represents one of the most important segments of the mainstream residential market.
Westmeath’s median asking price per square metre for a three-bedroom semi was approximately:
€2,985 per sq.m
Daft.ie_Q2_2026_Sales_Report
The median newly built home stood at approximately:
€375,000
Daft.ie_Q2_2026_Sales_Report
CSO figures recorded 168 new dwelling completions in Westmeath in Q2 2026. Central Statistics Office
Athlone’s scale as an employment and educational centre, combined with the county’s central location and motorway connectivity, gives Westmeath a somewhat different demand profile to parts of neighbouring Offaly and Laois.
7. Kildare Property Market
The premium market within the four-county region
Kildare operates at a significantly higher price level than Offaly, Laois or Westmeath.
The average listed price of a three-bedroom semi-detached home reached approximately:
€423,000
The report’s individual property categories show:
| Kildare Property Type | Average Asking Price | Annual Change |
|---|---|---|
| 3-bed semi-detached | €423,000 | +4.1% |
| 4-bed semi-detached | €528,000 | +3.9% |
| 2-bed detached | €373,000 | +15.2% |
| 3-bed detached | €447,000 | +6.9% |
| 4-bed detached | €604,000 | +2.6% |
| 5-bed detached | €816,000 | +11.0% |
| 2-bed terraced | €365,000 | +2.5% |
| 3-bed terraced | €412,000 | +2.1% |
| 1-bed apartment | €281,000 | +5.6% |
| 2-bed apartment | €314,000 | +8.4% |
| 3-bed apartment | €397,000 | -2.3% |
Kildare’s geographical relationship with Dublin and its major commuter towns means it should not be viewed as directly equivalent to the traditional Midlands counties.
Nevertheless, it is an important adjoining market.
Price per square metre
The typical three-bedroom semi-detached home was approximately:
€3,916 per sq.m
That compares with:
Offaly — €2,667
Laois — €2,822
Westmeath — €2,985
Kildare — €3,916
Daft.ie_Q2_2026_Sales_Report
This is perhaps the clearest illustration of the substantial price differential between Kildare and the central Midlands.
New homes
Kildare’s median newly built home price was approximately:
€460,000
Daft.ie_Q2_2026_Sales_Report
The county also continues to deliver considerably more new housing than the three central Midlands counties. The CSO recorded 592 new dwelling completions in Kildare during Q2 2026. Central Statistics Office
8. New Housing Supply
New construction has become increasingly important to the Irish residential sales market.
There were 58,485 housing transactions nationally in the year to March 2026, an increase of 3.2%.
However, the entire increase was attributable to new housing.
New-home sales increased by approximately 17% to almost 14,000, while the number of second-hand homes traded actually declined by approximately 0.5%. Daft.ie_Q2_2026_Sales_Report
This is a significant market trend.
Ireland is selling more homes, but that increase does not reflect substantially greater turnover of the existing housing stock.
Instead, new construction is doing much of the work.
Professor Ronan Lyons notes in the Daft report that the second-hand market remains effectively constrained, despite the improvement in new-home output. Daft.ie_Q2_2026_Sales_Report
The Q2 2026 CSO completion figures further illustrate the geographical differences:
| County | New Homes Completed Q2 2026 |
|---|---|
| Offaly | 145 |
| Westmeath | 168 |
| Laois | 208 |
| Central Midlands total* | 585 |
| Kildare | 592 |
*The official CSO Midlands total of 585 also includes 64 completions in Longford; the Offaly/Laois/Westmeath subtotal is 521. Central Statistics Office
Notably, Kildare alone completed more homes during the quarter than the entire CSO Midlands region of Laois, Longford, Offaly and Westmeath combined.
9. Second-Hand Supply Remains the Key Constraint
While new homes are increasingly important, the majority of Ireland’s existing housing stock is naturally second-hand.
This is where supply remains constrained.
There were approximately 13,118 second-hand homes available nationally on 1 June 2026.
That was 6% more than a year earlier.
However, the comparable 2015–2019 average was more than 26,000 properties.
In other words, despite the recent improvement:
Second-hand availability remains approximately 50% below pre-Covid norms.
Daft.ie_Q2_2026_Sales_Report
This is one of the most important statistics in the entire report.
It helps explain why prices can continue increasing even as the rate of growth in the wider market moderates.
10. Asking Price Versus Selling Price
Another important feature of the current market is the relationship between advertised prices and ultimate transaction prices.
Nationally, listed prices increased by 3.8% year-on-year, while preliminary transaction prices increased by approximately 3.2%. Daft.ie_Q2_2026_Sales_Report
Daft notes that the gap between initial asking prices and eventual transaction prices—one measure of market “heat”—has narrowed over the past year. Daft.ie_Q2_2026_Sales_Report
For sellers, this reinforces the importance of appropriate initial pricing.
A market with limited supply does not remove the need for a considered pricing strategy. Overpricing can reduce enquiry and competition, whereas an appropriately positioned property can attract multiple interested purchasers and allow competition to determine the eventual market value.
11. Affordability Remains a Challenge
The continued increase in values has created a significant affordability issue for purchasers.
In Daft’s survey of housing-market participants, only 6% of respondents in early 2026 believed current housing prices represented good value. Daft.ie_Q2_2026_Sales_Report
This is relevant to the Midlands.
The relative affordability of Offaly and Laois compared with Dublin and Kildare can attract purchasers seeking greater space or value.
However, as prices increase across the Midlands, affordability constraints inevitably begin to affect these markets as well.
12. What Does This Mean for Sellers?
The Q2 2026 evidence remains broadly positive for homeowners considering selling.
The most important factor continues to be limited second-hand supply.
While stock has increased, the number of homes available remains dramatically below historical levels.
Well-presented properties that are priced appropriately therefore continue to have an opportunity to attract strong buyer interest.
However, the market is becoming more nuanced.
The extraordinary price growth experienced during some earlier periods is not occurring uniformly across every location or property type.
A seller should therefore avoid relying solely on national headlines or asking prices of neighbouring properties.
An accurate appraisal should consider:
recent completed transactions, current competing properties, location, condition, BER, floor area, site, accommodation, presentation, buyer demand and the property’s individual characteristics.
13. What Does This Mean for Buyers?
For purchasers, the improvement in available stock is welcome.
However, supply remains well below historic levels and competition for good family homes can remain significant.
The substantial variation between counties is also important.
At the county benchmark level, the difference between an Offaly and Kildare three-bedroom semi-detached home is approximately €137,000.
That creates opportunities for purchasers who have flexibility around location.
For buyers who can work remotely, commute less frequently or are prepared to look beyond the traditional Dublin commuter belt, parts of Offaly, Laois and Westmeath can continue to offer considerably more property for the same budget.
14. Midlands Market at a Glance
| Offaly | Laois | Westmeath | Kildare | |
|---|---|---|---|---|
| 3-bed semi asking price | €286k | €303k | €330k | €423k |
| 3-bed semi €/m² | €2,667 | €2,822 | €2,985 | €3,916 |
| New-build median | €340k | €378k | €375k | €460k |
| Q2 new completions | 145 | 208 | 168 | 592 |
The comparison highlights the diversity of the wider Midlands market.
Offaly offers the lowest entry point of the four.
Laois combines relatively accessible prices with substantial new-home development and strong recent price pressure.
Westmeath shows particularly strong movement in several established family-home categories.
Kildare remains considerably more expensive, reflecting its commuter-market characteristics and proximity to Dublin.
15. Outlook
The Midlands residential market enters the second half of 2026 from a relatively strong position.
There are signs that the extraordinary pace of national house-price inflation is moderating. National asking-price inflation has fallen from 6.8% to 3.8% over the space of a year. Daft.ie_Q2_2026_Sales_Report
That should not, however, be confused with falling prices across the Midlands.
The more important regional factors remain:
restricted second-hand supply, continued household demand, substantial differences in affordability between counties, increasing new-home delivery and continued demand for well-located family homes.
The Irish market is therefore becoming increasingly local.
The performance of a property in Tullamore cannot be determined solely from national statistics, just as a home in Portlaoise should not be assessed using Kildare pricing or an Athlone property judged solely against the Westmeath county average.
For sellers in particular, this makes local market knowledge, evidence-based pricing and professional presentation increasingly important.
Conclusion
The Q2 2026 figures demonstrate that the Midlands continues to be an important and resilient part of the Irish residential property market.
Although national house-price inflation is slowing, there remains considerable demand across Offaly, Laois, Westmeath and Kildare.
The fundamental imbalance between buyer demand and the availability of second-hand homes has not disappeared. National second-hand stock remains approximately half its pre-Covid level, while growth in overall transactions is increasingly being supported by new construction rather than greater turnover of existing homes. Daft.ie_Q2_2026_Sales_Report Daft.ie_Q2_2026_Sales_Report
For homeowners considering selling, the environment remains favourable—but pricing, presentation and marketing strategy matter.
For purchasers, more stock is gradually becoming available, but competition remains for the best properties, particularly those that combine location, condition, energy efficiency and value.
The Midlands is not one single property market. It is a collection of interconnected local markets, each moving at a different pace.
Understanding those differences is increasingly important.
Midlands Real Estate
Local Knowledge. Professional Advice. Proven Results.
Kevin Loonam MIPAV MMCEPI
Managing Director
Auctioneering Firm of the Year 2024 & 2025
PSRA Licence No. 004650
This report has been prepared by Midlands Real Estate using data contained primarily in the Daft.ie Q2 2026 Sales Report. Additional new-dwelling completion information is sourced from the Central Statistics Office. Figures are market indicators and should not be interpreted as valuations of individual properties. Property values vary according to location, condition, size, specification and other individual characteristics.