The Property Price Register: how to read sold prices

The Property Price Register is the one place that shows what homes in Ireland actually sold for, not what they were advertised at. It is free and public. Used well, it tells you what a home is worth. Used badly, it misleads. This guide shows how to read it.

What the register is

The Property Price Register lists every residential sale in Ireland since 1 January 2010. The Property Services Regulatory Authority (the PSRA, the body that licenses estate agents) runs it. The data comes from the stamp duty returns that buyers' solicitors file with Revenue after every sale.

For each sale it shows:

• The date of sale.
• The address and the county.
• The price.
• Whether the home is new or second-hand.
• Whether the price was the full market price.
• Whether the price leaves out VAT.

That is all. There is no floor area, no number of bedrooms, no BER, no photos and no condition. See the glossary for any term here.

How to search

Go to propertypriceregister.ie and choose a county, a date range and an address or part of one. Searching by a road name brings up every sale on that road. Searching by a townland or an estate name works too. The results can be downloaded as a spreadsheet.

Addresses are typed by solicitors, so spellings vary. Try a shorter version of the address if nothing comes up.

The VAT rule on new builds

This is the biggest trap. A new home sold by a builder carries VAT, and the register shows the price without it. The entry is marked "VAT exclusive".

A worked example

A new house appears on the register at €352,423, marked VAT exclusive. The buyer paid €352,423 times 1.135, which is €400,000. If you compare the €352,423 with a second-hand home at €380,000, you get the wrong answer. The new house cost more.

Stamp duty on a new home is also charged on the price without VAT. That is why the register holds the figure that way. Our guide on stamp duty explains the rule, and the 9% rate for apartments is logged on our changes page.

The "not full market price" flag

Some entries are marked as not full market price. These are sales where the price was not an open-market price: a transfer between family members, a sale with a sitting tenant, a part-share, or a sale with other terms attached. They tell you nothing about value. Leave them out of any comparison.

The delay

A sale appears on the register after the stamp duty return is filed. The buyer's solicitor must file it within 44 days of the deed being signed. The PSRA then updates the register in batches. So a home that closed in January often appears in February or March.

This means the register runs behind the market by one to three months. The most recent sales on a road may not be on it yet. The CSO's price index, which uses the same returns, runs about two months behind for the same reason.

Comparing like with like

A price on the register is useful only against a home that matches. Check each of these before you treat a sale as a comparison:

1. Same type. A three-bed semi against a three-bed semi, not against a bungalow on a bigger site.
2. Same road or estate. Prices change street by street. A sale on the next road may not help.
3. Same condition. A home sold needing full renovation sells for much less than the same home finished. The register does not say which it was. The old listing, on a property site's archive, often does.
4. Same time. Prices in the twelve months to June 2026 rose 5.6% nationally, according to the CSO. A sale from 2023 needs adjusting.
5. New or second-hand. Add the VAT back on a new build before you compare.
6. Full market price. Leave out the flagged sales.

Three or four matching sales in the last twelve months give you a range. One sale gives you a number that may be an outlier.

What the register does not tell you

• The size. Two houses on the same road can differ by 30 square metres. The listing, or a viewing, tells you.
• What was included. Furniture, a site at the side, or a sitting tenant all move the price.
• The asking price. The register has only the sold price. The gap between asking and sold, which tells you how the market is moving, needs the old listing.
• The value today. The register is history. It shows what someone paid, not what the next buyer pays.

For a home you are selling, an estate agent (with a PSRA licence) uses the register and the viewings they have done to suggest a price. See what an estate agent does. Our guide on how much your house is worth covers that side.

Using the register as a buyer

The register tells you what a bid should look like. If a home is advertised at €400,000 and three matching homes on the road sold for €380,000 to €395,000 in the last year, you know the range. It does not tell you what the seller takes, and a bidding contest can go above it.

The register also helps with the lender's valuation. A valuer (with a PSRA licence) uses the same sales. If the valuation comes in below your agreed price, the register shows you why. See what a valuer does.

Using the register for Local Property Tax

Revenue asks you to value your home yourself for Local Property Tax, as at 1 November 2025 for the years 2026 to 2030. The register is one of the sources Revenue points to. Our guide on Local Property Tax for a new owner explains the valuation, and our LPT bands guide lists the bands.

Where this leaves you

Find three or four matching sales on the register, adjust for VAT if any is a new build, and you have a price range. Put the top of that range into the mortgage calculator to see the deposit, the mortgage and the stamp duty it needs. The first-time buyer journey takes you from there to a bid, and get quotes finds the solicitor and the surveyor you need once a bid is accepted.