Dublin Rents Q1 2026: what the rent cap means for your next review
Dublin asking rents reached about €2,828 a month for a city-centre two-bed in early 2026 (Daft, asking rents). If you have a sitting tenant, that headline isn't your number. The most you can add at a review is the lower of 2% or CPI, and with CPI at 3.7% the 2% ceiling is what binds. The market rate only comes back into play when a tenant leaves and you re-let.
The figures, and what each one is
The three figures below measure different things and diverge sharply. The column that matters for your tenancy is the existing-tenancy registered rent, not the asking-rent headline.
| Measure | Figure | What it is | Source |
|---|---|---|---|
| Dublin asking rent, city-centre two-bed | about €2,828/month | New listings, open market | Daft Q1 2026 |
| New-tenancy registered rent, national | €1,755/month, +5.0% year on year | Agreed rent on new lettings | RTB/ESRI Q4 2025 |
| Existing-tenancy registered rent, national | €1,503/month, +4.4% year on year | What sitting tenants pay | RTB/ESRI Q4 2025 |
Figures restated in our own words from the sources below. Point-in-time for Q1 2026; superseded each release.
What the headline figure measures
Daft's Q1 2026 report put the average asking rent for a city-centre Dublin two-bed at about €2,828 a month. That is an asking rent: what new listings are advertised at, not what most sitting tenants pay.
Nationally, asking rents rose 4.4% in a single quarter, the largest quarterly jump in Daft's series since 2002. It tells you where the open market sits, but it is not the number that governs an existing tenancy.
What you can do with a sitting tenant
If your tenant is staying, your room to move is set by law, not by the market. Since 1 March 2026 a national rent-control system replaced the old Rent Pressure Zones, and it covers every private tenancy in the country.
At a review you can raise the rent by the lower of 2% or CPI, and with CPI at 3.7% the 2% ceiling is what binds. A review can happen once every twelve months. If the current rent is €2,000, for example, the most you can add is €40 a month.
One timing point to check: in an area that came under rent control only in the last two years, the first review may not be due until 24 months after the rent was last set. Confirm your area and the date the rent was last set before you serve a review.
When the market rate comes back into play
The €2,828 open-market figure matters again when a tenancy ends and you re-let. Under the new rules you can reset to the market rate when a tenant leaves voluntarily, breaches their obligations, or the property no longer suits them, or at the end of a six-year cycle.
You cannot reset after a no-fault termination, that is, where you ended the tenancy to sell, to move in family, or to change the property's use. And a tenancy that began before 1 March 2026 cannot be reset to the market while it continues.
Your move this quarter
If you have a sitting tenant and it has been twelve months since the last review, you can apply the capped increase now. If a tenancy is turning over, the open market is your guide for the new rent.
Either way, the safest next step is to work out your exact ceiling before you write to anyone. Our rent-increase calculator does that in a few seconds.
A higher rent also changes your tax position. The rental income tax guide shows what a rent rise means after tax.
Rules current as of 11 June 2026. The CPI figure is the CSO release for April 2026.
Common questions
How much can I increase my Dublin tenant's rent in 2026?
For a sitting tenant, the most you can add at a review is the lower of 2% or CPI, and with CPI at 3.7% the 2% ceiling is what binds, and a review can happen once every twelve months. The higher figures in the news are asking rents for new lettings, not the limit for an existing tenancy.
When can I reset the rent to the market rate?
When the tenancy turns over for a permitted reason: the tenant leaves voluntarily, breaches their obligations, or the property no longer suits them, or at the end of a six-year cycle. You cannot reset after a no-fault termination, such as a sale, a family move-in, or a change of use, and a tenancy from before 1 March 2026 cannot be reset while it continues.
Does the 2% cap apply to new-build apartments?
No. Apartments where construction began after 10 June 2025, and student-specific accommodation, are exempt from the 2% ceiling. Their increases track CPI instead. Check the build date before you rely on this.
Know who you are letting to before you re-let
When a tenancy turns over, the next decision is who moves in. RightTenantry analyses every applicant against the criteria that matter, so you can let with confidence. Your first three analyses are free.
Sources
Every figure here is sourced and dated, and restated in our own words. We do not republish the Daft or RTB charts.
This is general information for Irish landlords, not legal or financial advice. The rules change, so check the current position with the RTB before you act.