071 9300800 northwest@lwk.ie

1. Macroeconomic & Regional Backdrop

National Trends (CSO)

Daft.ie Sligo Snapshot

MyHome.ie Sligo Data

  • End of Q2 2025:
  • MyHome.ie price register shows mixed recent sale prices: from €130k (rural) to €572k (larger new/renovated homes in better areas) myhome.ie.

🏠 2. Segment-Specific Insights: 3 & 4‑Bedroom Housing

3‑Bedroom Semi‑Detached Homes

  • Current Prices:
    • MyHome: ~€195k asking, down slightly YoY but still rising sequentially .
    • Price register confirms actual selling prices between €170k–€330k depending on location in the countyDaft.ie+4Property Price Register Ireland+4myhome.ie+4.
    • REA survey predicts ~10 %+ rise in 2025, with Q4 2023–23 data showing €245k avg. (+13 % YoY) The Times.
  • Supply vs Demand:
    • Low listing volumes; active sales (2‑month agreement period) .
    • National shortage of second‑hand homes (Daft.ie reporting lowest listings since mid‑2021) likely exacerbating competition The Times.

4‑Bedroom Semi‑Detached Homes

  • Current Prices:
    • Average asking ~€250k, up €25k YoY Irish Independent.
    • Register shows premium prices (up to €572k) depending on area, often for new or larger homes .
  • Market Dynamics:
    • Buyers of larger family homes are competing for limited stock; similar supply constraints pushing prices.
    • Asking price gains (+€8k in Q2) suggest increased appetite and upward pressure .

📈 3. 12‑Month Forecast: What Lies Ahead

a) National/Regional Price Trajectory

  • RPPI suggests gradual cooling from previous double‑digit leaps, but with persistent annual gains of ~7–9 % outside Dublin .
  • Sligo (within the Border region) may top 10 – 13 % annual growth, mirroring RPPI region and REA predictions .

b) Segment Forecasts

  • 3‑Bed Semis:
    • With strong demand and minimal supply, expect YoY rise of 8–12 %, translating from €195k today to €210–220k within 12 months.
  • 4‑Bed Semis:
    • With even stronger price momentum and scarcity, anticipate YoY growth 10–15 %, raising average asking from €250k to €275–285k.
  • The upper-limit inflation for more premium or newer homes (e.g. €350k–€400k range) may surpass the segment average, possibly spiking 12–18 % depending on build quality and location.

c) Influencing Factors

  1. Supply Imbalance:
  2. Construction Costs:
    • Rising labour (€32/hr) and material costs continue to raise build prices € – boosting new‑build segment inflation .
  3. Macro Drivers:
    • Interest rate cuts and steady employment will fuel continued buyer activity as mortgage availability increases.
  4. Local Catalysts:

🔍 4. Segment by Segment Deep Dive

3‑Bedroom Homes

  • Supply: ~80‑100 active listings; “sale agreed” in ~8 weeks .
  • Price Drivers: Limited new stock, high demand, affordability plateau for first‑time buyers.
  • Forecast: 8–12 % YoY → €210–220k. More competitive, attract quicker “sale agreed” status unless supply picks up via new builds or trade‑up stock.

4‑Bedroom Homes

  • Supply: ~50‑60 listings; mostly larger builds with fewer turnovers.
  • Price Drivers: Family-size demand, fewer new options, Sligo’s regional appeal.
  • Forecast: 10–15 % YoY → €275–285k. Premium stock may exceed these at 15–18 %.

Other Notable Observations

  • Rural properties range €130k–€200k for 2‑3 beds; lesser demand than town‑adjacent homes .
  • Townhouse conversions or terraces (3–4 beds) attract strong interest but remain limited—prices reflect premium location.

🛠 5. Policy & Buyer Implications

  • Continued bid pressure, including over-asking offers, particularly on second-hand stock, is likely .
  • Buyers should be prepared for a competitive market, especially for 3/4-bed homes near Sligo Town.
  • Supply growth hinge on:
    • Acceleration of new builds
    • Trade-up transactions to release existing stock
    • Infrastructure and planning improvements
  • Brexit/remote-work migration may boost long-term Sligo appeal, supporting sustained price momentum.

⏳ 6. Risks & Monitoring Triggers

TriggerImpact
Sharp rise in Sligo new-builder activityCould dampen price pressure
Interest rate spikes or austerityBuyer affordability falls; price growth slows
Macro slowdownLower demand translates to longer sale times
National housing policy aggressionEnhanced supply could moderate local pricing

🔚 Executive Summary

  1. CSO trend: Property prices rising at +7–9 % nationally, +11–14 % in regions like Sligojoanosullivan.com+1caseykavanagh.ie+1The Sun.
  2. 3-bed semis: Currently ~€195k; forecast to hit €210–220k (+8–12 %) over 12 months.
  3. 4-bed semis: At ~€250k, expected to reach €275–285k (+10–15 %) in the same timeframe.
  4. Drivers: High demand, low supply, rising construction costs, remote‑work migration.
  5. Risks: Supply increases, interest rate shifts, macroeconomic shocks.

✅ Recommendations

  • Buyers should act decisively—market is competitive and prices trending upward.
  • Sellers can expect strong returns and relatively fast transactions over the next 12 months.
  • Policy makers should prioritize increasing new build supply and incentivizing trade-up moves to unlock inventory.

📌 Data Sources


This forecast outlines a robust, demand-driven upward trajectory for 3- and 4-bedroom homes in Sligo over the coming year. Let me know if you’d like deeper input on corner segments (e.g., new‑builds vs. second‑hand) or alerts on key economic/policy shifts.