Why So Many Landlords Are Selling in 2026 — And What It Means for the Market

By Jana Keane, Director of Keane Thompson Real Estate

If you’ve been watching the property market closely over the past few weeks, you’ll have noticed a definite shift. From where I’m sitting, speaking daily with landlords, investors, and new clients, the tone of conversations has changed—quite significantly.

Since the new rental regulations came into effect this March, one question keeps coming up:

“Is it time for me to sell?”

A Noticeable Shift in Mindset

For many years, residential property has been viewed as a steady, long-term investment. But the recent regulatory changes have caused a lot of landlords to stop and reassess.

The introduction of stricter rent caps, longer-term tenancies, and tighter controls around ending a tenancy are all aimed at creating more stability for tenants—and that’s something most landlords understand and support.

However, the reality on the ground is that these changes have also reduced flexibility for property owners.

Landlords are now operating in a much more controlled environment, where responding to rising costs or changing circumstances is not as straightforward as it once was. And for many, that shift is significant.

What We’re Seeing With Our Clients

At Keane Thompson Real Estate, we’ve seen a clear increase in landlords exploring the option of selling—some partially, others completely exiting the market.

This isn’t limited to one category of owner. It includes:

• Smaller landlords with one or two properties
• Accidental landlords who fell into the market
• Newer investors who are reconsidering their position earlier than expected

The common thread is uncertainty. When regulations tighten and returns become less predictable, people naturally start to question their long-term strategy.

For many, selling while the sales market remains strong feels like a practical and timely decision.

The Impact on the Market

This trend is already influencing supply.

We are seeing more tenanted properties coming to market, which is creating opportunities for buyers—particularly first-time buyers. But at the same time, it’s reducing the number of rental properties available.

And that’s where the challenge lies.

As more landlords exit, rental supply tightens further. While existing tenants benefit from increased protections, those entering the market are facing fewer choices and continued upward pressure on rents.

A Wider Housing Challenge

These developments are happening in the context of an ongoing housing shortage, which makes the situation even more complex.

The intention behind the new regulations is clear: to create a fairer and more stable rental sector. But in the short term, the reaction from landlords is having a direct impact on supply.

It highlights the delicate balance that exists in the market—between protecting tenants and maintaining enough participation from landlords to meet demand.

The Ripple Effect on Business

What’s happening in the rental sector doesn’t stay there.

We’re already seeing knock-on effects:

• A shift in agency activity from lettings to sales
• Increased challenges for employers trying to attract or relocate staff
• A changing investor landscape, with larger institutional players likely to play a bigger role over time

Housing availability underpins so much of the wider economy, and any pressure in the system is felt across multiple sectors.

Looking Ahead

There’s no doubt that the market is entering a period of adjustment.

Some landlords will adapt to the new framework and continue to invest. Others will take this moment as an opportunity to step away. Both responses are understandable.

What’s important now is having a clear strategy—whether that’s holding, restructuring, or selling.

From our perspective, the conversations we’re having today are very different to those we were having even six months ago. And that alone tells us that March 2026 will be seen as a real turning point in the Irish property market.

The next phase will be shaped by how both landlords and policymakers respond—but one thing is certain:

the landscape has changed.