If you have been priced out of Drimnagh, Cabra or anywhere inside the canals, the conversation in 2026 keeps ending in the same two places: Ballyfermot (Dublin 10) and Finglas (Dublin 11). They are Dublin’s two cheapest district medians — €226,000 and €246,000 — and its two fastest-growing postcodes: +9.9% and +8.4% a year, roughly double the official Dublin growth rate. Both still clear the first-time-buyer borrowing ceiling, both gross over 8% on the registered-rent yield basis, and both are sitting on transport upgrades that were only talk a few years ago. This guide breaks down the numbers, the two very different neighbourhood characters, what your budget actually buys on Daft today, and the honest downsides — older stock, longer commutes and management intensity — so you can decide whether Ballyfermot, Finglas, or neither belongs on your shortlist. It is the second district spoke of our best areas to buy in Dublin guide , which compares every shortlisted area by budget and buyer type.
Ballyfermot & Finglas at a glance
| Quick facts | Ballyfermot (D10) | Finglas (D11) | Source / note |
|---|---|---|---|
| Median sale price (registered sales) | €226,000 | €246,000 | Dublish PPR series, Mar 2026 |
| 1-year price growth | +9.9% | +8.4% | Dublish, Mar 2026 — fastest and joint-second-fastest in Dublin |
| Daft.ie median asking (5 Sep 2026) | ~€319,000 | ~€329,950 | Asking ≠ sale price |
| Gross rental yield (registered-rent basis) | ~8.7% | ~8.4% | Dublish, Mar 2026 |
| Net yield (est., after costs & tax) | ~4–6% | ~4–6% | Author estimate — model at your own rate |
| Registered 3-bed rent (avg) | €1,646/month | €1,715/month | RTB Rent Register via Dublish, Mar 2026 |
| Distance to city centre (straight-line) | ~7 km west | ~5 km north-west | Author calc. — approximate |
| Typical stock | Late-1940s–60s local-authority terraces & semis; Cherry Orchard mix | 1950s–70s estates, terraces & semis; newer apartments near village | Wikipedia / Daft |
| Eircode | D10 | D11 | — |
The headline is the convergence story the whole Dublin market is watching: the two cheapest district medians in the city are compounding fastest, because buyers priced out of D7, D8 and D12 are landing here, and yield investors are following the same logic. D10 rose 9.9% and D11 rose 8.4% in the latest PPR-based annual series — against 4.6% for Dublin as a whole in the CSO’s index to June 2026 (CSO RPPI June 2026; Dublish).
Ballyfermot: the west-side character
Ballyfermot — “Ballyer” to locals — sits roughly seven kilometres west of the city centre, south of the Phoenix Park across the Liffey, wrapped by the N4 to its north, the M50 to its west and the N7/Kylemore Road corridor to its south (Wikipedia — Ballyfermot). Its land was bought up by Dublin Corporation in the 1930s and turned into the city’s first big post-war suburban estates from the late 1940s — the Sarsfield estate at Ballyfermot Lower first, then Ballyfermot Upper, Blackditch, Cherry Orchard and Gallanstown, with street names (Le Fanu, Raheen, Sarsfield, Drumfinn) that carry the local manor-house history (Wikipedia — Ballyfermot). The result is Dublin’s most concentrated run of mature local-authority terraces and semis — solid, mostly 2- and 3-bed, red-brick-and-plaster houses on wide roads — which is exactly why prices behave the way they do: cheap entry, older fabric, huge refurbishment upside.
What anchors the suburb today:
- Ballyfermot Community Civic Centre — the modern hub on Ballyfermot Road (Drumfinn, D10) housing Citizens Information, MABS and Dublin City ETB services, a theatre, meeting rooms and a community coffee dock, and fronting the Ballyfermot People’s Park, the community-designed green space Dublin City Council built beside the centre in 2021–22 with a winding path, native planting, pergola and market space (civiccentre.ie; Dublin City Council — People’s Park).
- Ballyfermot College of Further Education (BCFE) — the district’s best-known institution, one of Ireland’s biggest further-education colleges; its animation department (founded 1989 with help from Don Bluth’s studio) was ranked among the world’s best animation schools and its graduates founded Brown Bag Films and Cartoon Saloon (Wikipedia — Ballyfermot; BCFE).
- Parks & leisure — California Hills Park (also known as Glenaulin Park) is the area’s largest open space, running along the esker ridge with views north over the Liffey Valley to the Phoenix Park and Farmleigh; Le Fanu Park (“The Lawns”) hosts Ballyfermot Leisure Centre and the Base; Markievicz Park, Glenaulin Sports Park and Cherry Orchard Park fill in the gaps, and the Grand Canal towpath runs along the district’s south side (Wikipedia — Ballyfermot).
- Local economy — the Kylemore Road/Naas Road corridor on Ballyfermot’s edge is one of Dublin’s biggest distribution and motor-trade clusters (Toyota, Nissan, JCB, Britvic and Park West business park all sit on the district’s perimeter), which gives the area real local employment but also explains the heavy traffic around the fringes (Wikipedia — Ballyfermot).
The honest read: Ballyfermot is a proper, settled, community-heavy suburb — not a gentrified village, and not trying to be one. You buy here for value, space, community and the maths, not for café culture.
Finglas: the north-side character
Finglas (Irish: Fionnghlas, “clear streamlet”) is a north-western outer suburb straddling the River Tolka valley, roughly five kilometres straight-line from the city centre, close to Junction 5 of the M50 and with Dublin Airport only seven kilometres north (Wikipedia — Finglas). It is an old settlement — an Early Christian abbey associated with St Canice (c. 560 AD) stood here, and the 1649 Declaration of Finglas was issued from William of Orange’s camp in 1690 — but the Finglas buyers know is a 1950s creation, when Dublin Corporation rehoused thousands from the north inner city in the estates of Finglas West and Finglas East, many named after the executed 1916 leaders (Barry, Casement, Plunkett, Mellows, McKee, Clune, Clancy) (Wikipedia — Finglas).
What anchors Finglas today:
- Finglas village centre — the old core on Main Street/Finglas Road still functions as a real village: supermarkets (including a long-established SuperValu), banks, pubs and restaurants, with the village green and the Dick McKee memorial at its heart (Wikipedia — Finglas).
- Clearwater Shopping Centre — the retail anchor south of the village core (a second centre, Charlestown, sits to the north), with light-industrial and business parks — Jamestown and Finglas Business Centre — beyond (Wikipedia — Finglas).
- Tolka Valley Park — the big one for families: a 140-hectare linear regional park on both sides of the River Tolka between Finglas, Pelletstown and Glasnevin, with soccer and GAA pitches, pitch-and-putt, a par-3 course and the 1999 constructed wetlands that clean the Finglaswood Stream (Dublin City Council — Tolka Valley Park; Wikipedia — Tolka Valley Park).
- Community & sport — one of Dublin’s strongest GAA and soccer footprints: Erin’s Isle GAA, Unidare RFC and a string of football clubs including Tolka Rovers; Coláiste Íde College of Further Education sits in Finglas West (Wikipedia — Finglas).
Finglas is further out than Ballyfermot in feel but closer to the centre in kilometres — and it is the one carrying the bigger infrastructure story: BusConnects construction is under way and the Luas Finglas extension now has its Railway Order (both covered in the transport section below). That pipeline is a large part of why investors keep talking about D11.
Dublin 10 & Dublin 11 house prices in 2026: the numbers
Two PPR-based facts drive everything else in this guide:
- Dublin 10 (Ballyfermot) is Dublin’s cheapest district median — and its fastest-growing. The median registered sale was €226,000 across 1,924 transactions, up 9.9% in a year — the strongest growth of any Dublin postal district (Dublish).
- Dublin 11 (Finglas) is the second-cheapest city district — and grows at 8.4%, matching Dublin 12’s rate. The median registered sale was €246,000 across 7,111 transactions — a far deeper market than D10’s thin 1,924, which means the median is more stable (Dublish).
Context: the official CSO index puts Dublin prices up 4.6% in the year to June 2026, with a median of €480,000 across Dublin city and €500,000 across the region (CSO RPPI June 2026). In other words, D10 and D11 are growing twice as fast as Dublin from a base less than half the city median.
Asking prices vs sale prices: two different signals
Registered-sale medians tell you what people actually paid; Daft’s asking medians tell you what sellers are trying today — and the gap is the single most misunderstood thing about these districts (Daft.ie methodology; both checked 5 September 2026):
| Measure (checked 5 Sep 2026) | Ballyfermot (D10) | Finglas (D11) |
|---|---|---|
| Properties listed on Daft | 29 | 116 |
| Median asking price, all types | ~€319,000 | ~€329,950 |
| Median asking — 2-bed house | ~€335,000 | ~€310,000 |
| Median asking — 3-bed house | ~€317,500 | ~€377,475 |
| Median asking — 4-bed house | n/a (thin sample) | ~€450,000 |
| Median asking — 2-bed apartment | ~€265,000 | ~€275,000 |
| Houses as share of listings | 76% | 64% |
| Registered-sale median (PPR, Mar 2026) | €226,000 | €246,000 |
Why the gap between the ~€226k/€246k sale medians and ~€319k/€330k asking medians? Three reasons, all real. First, the PPR median covers every home sold — including apartments and original-condition houses that often need work — while today’s Daft stock skews to the upgraded, ready-to-move homes sellers lead with. Second, Daft’s Ballyfermot/Finglas areas sweep in a wider geography than the pure postal district (some D10-tagged Inchicore/Kilmainham addresses appear in the Ballyfermot feed, and some D11-tagged Glasnevin addresses in Finglas’s). Third, asking prices run above sale prices in a hot market — and D10/D11 are the hottest.
Street-level spread: what recent sales actually show
Daft’s sold section (mirroring PPR registrations; checked 5 September 2026) shows the real range inside each district — and how consistently buyers are paying over asking:
Recent Ballyfermot (D10) sales — sold vs asking:
| Address | Sold | Asking | Note |
|---|---|---|---|
| 22 Gurteen Park | €402,000 | €360,000 | 3-bed terrace, Auctioneera |
| 96 Cremona Road | €380,000 | €310,000 | — |
| 249 Kylemore Road | €380,000 | €349,950 | — |
| 358 Landen Road | €370,000 | €285,000 | — |
| 117 Landen Road | €350,000 | €299,950 | — |
| 160 Landen Road | €335,950 | €319,950 | — |
| 220 Le Fanu Road | €320,000 | €285,000 | — |
| 104 Ballyfermot Parade | €306,000 | €260,000 | — |
| 85 Ballyfermot Crescent | €229,000 | AMV | Original-condition starter |
(Daft sold section — Ballyfermot; Daft “sold” prices are drawn from PPR registrations and can lag the sale date. AMV = auction minimum value, priced low deliberately.)
Recent Finglas (D11) sales — sold vs asking:
| Address | Sold | Asking | Note |
|---|---|---|---|
| 10 Beneavin Road, Finglas East | €465,000 | €400,000 | 3-bed end terrace, sold 17 Feb 2026 |
| 24 Ballygall Place, Finglas East | €400,000 | €385,000 | 3-bed terrace, sold 3 Jul 2026 |
| 18 Lanesborough Court | €402,000 | €325,000 | 3-bed duplex, sold 3 Feb 2026 |
| 361 Charlestown | €252,000 | €225,000 | 1-bed apartment, sold 23 Apr 2026 |
(Daft sold section — Finglas; exclude the Glasnevin-tagged rows Daft mixes into this feed when reading the numbers.)
Two lessons. Over-asking is normal here: private-treaty homes in both districts are clearing 5–18% above asking (some rows above are auction lots whose low guides inflate the gap) — in line with the ~10% rule of thumb for sub-€500k Dublin homes (agency data, Owen Reilly). And the spread within each district is wide: the difference between an original-condition 2-bed at ~€229k and a done-up 3-bed at €400k+ is a refurbishment and five years, not two different markets.
Growth: what 9.9% and 8.4% do and don’t mean
The growth is real demand — FTBs priced out of D7/D8/D12 plus investors chasing yield — but it is the convergence effect doing the work: cheaper districts close the gap fastest when the city cools, because their affordability floor holds (Dublish). Past growth is not future growth: citywide medians ran +7.3% (2022), −0.9% (2023), +8.7% (2024), +6.3% (2025), +6.5% (2026) (Dublish), and Dublin’s official index has already cooled to 4.6%. The affordable-west outperformance can continue for years — or compress fast if rates rise. Don’t underwrite on 9.9%.
What €X buys (live Daft listings, September 2026)
Real listings on Daft.ie when we checked 5 September 2026 — re-verify each at publish, because stock turns quickly (Daft — Ballyfermot; Daft — Finglas):
Around €250,000 (Ballyfermot) — original-condition houses needing modernisation, the entry rung of the D10 ladder: the cheapest live listing when we checked was 81 Drumfinn Avenue at €230,000, and recent sold comparables include 85 Ballyfermot Crescent at €229,000. Budget €30k–€60k for a kitchen/bathroom/heating refresh before you compare it with a done-up house.
Around €265,000–€295,000 — Ballyfermot: 30 Clifden Road at €269,000, 53 Ballyfermot Crescent at €299,950, 38 Cedarbrook Way (Cherry Orchard) at €265,000. Finglas: 51 Hampton Wood Green at €265,000, 11 Abbotstown Drive at €275,000, 20 Seagrave Way at €295,000.
Around €300,000–€330,000 — Ballyfermot: 299 Landen Road at €310,000, 293 Landen Road at €325,000, 395 Ballyfermot Road at €325,000 (4-bed terrace — the square-footage play of the district, per the listing). Finglas: 100 Ratoath Avenue at €325,000, 16 Barnamore Park at €325,000 (4-bed end-of-terrace, per the listing). This band sits above both sale medians, so expect competition.
Around €345,000–€395,000 — Ballyfermot: 106 Thomond Road at €345,000, 195 Ballyfermot Road at €349,000 (2-bed house), 139 Blackditch Road at €350,000, 58 Lough Conn Road at €349,950, 224 Le Fanu Road at €385,000 — mostly upgraded houses or larger terraces. Finglas: 64 Kildonan Road at €375,000, 5 Mayeston Close (St Margaret’s Road) at €395,000, 35 Glasanaon Road at €395,000, 37 McKee Avenue at €395,000.
€400,000+ — the top of both local markets: Finglas 19 Brookville at €425,000 and 107 Finglas Park at €450,000 (3-bed terrace, 127 m² — large footprint, per the listing); Ballyfermot 421 Ballyfermot Road at €398,000 and, in recent sales, 22 Gurteen Park at €402,000. At this level you are paying for renovation already done — and you are inside D12/D7 territory, where the same money buys closer-in options (see the comparison below).
How Ballyfermot and Finglas compare: D10 vs D11 vs D12 vs D7
The four “value belt” districts buyers weigh against each other, on one consistent PPR-based series (Dublish; yields registered-rent basis, Dublish):
| District | Median | 1-yr growth | Gross yield | Distance to centre | The honest trade-off |
|---|---|---|---|---|---|
| D10 Ballyfermot | €226,000 | +9.9% | ~8.7% | ~7 km | Cheapest median and fastest growth — but the longest commute and thinnest stock choice |
| D11 Finglas | €246,000 | +8.4% | ~8.4% | ~5 km | Sub-€250k entry with the strongest transport pipeline (BusConnects building; Luas approved) |
| D12 Drimnagh/Crumlin | €324,000 | +8.4% | ~6.1% | ~3.5–4.6 km | Closest affordable ring: Luas on the doorstep, ~€100k more for the commute and the postcode (D12 guide) |
| D7 Cabra/Phibsborough | €330,000 | +7.5% | ~7.9% | ~3–5 km | The gentrified version: urban-village amenity at a premium over D11 |
Read it as a price ladder for the same quality of 3-bed house: Finglas costs ~€20k more than Ballyfermot at the median but is ~2 km closer to town and has Luas upside; D12 costs ~€78k more than Finglas but is ~1.5 km closer still with a working tram today; D7 asks another €6k on top for the Stoneybatter-adjacent postcode (Dublish). The €100,000 saved by choosing D10 over D12 buys a longer, weaker commute and older stock — spend it on the refurbishment instead and you can be quids in. (Distances: author’s straight-line calculations from OS co-ordinates — approximate; drive/bus times differ substantially.)
Transport: what’s real today and what’s coming
Ballyfermot (D10): the car suburb with a bus spine
Ballyfermot is bordered by the N4 to the north and the M50 to the west, with the N7/Naas Road corridor on its south edge — which makes it genuinely motorway-served for anyone working west Dublin, the airport or the M50 belt, and explains the district’s distribution-industry base (Wikipedia — Ballyfermot). For everyone else, the honest summary is: buses only, no rail or Luas within the suburb. Dublin Bus routes (including the G1/G2 and 60 under the current BusConnects network) plus Go-Ahead routes serve Ballyfermot Road and the estates; the nearest Luas Red Line stop, Kylemore, sits roughly 2–3 km south across the Naas Road; and Cherry Orchard/Park West commuter station on the western perimeter offers an hourly-ish service to Heuston (verify current frequency) (Wikipedia — Ballyfermot; Transport for Ireland). A Luas line to Lucan that would pass through Ballyfermot village has been mooted for years but has no approved timeline — treat it as talk. Plan 40–60 minutes door-to-door to the city centre at peak by bus (estimate — verify a live TFI journey at publish), or 20–30 minutes by car off-peak down the N4.
Finglas (D11): where the infrastructure money is going
Finglas today is bus-served — the F-spine routes including the F3 (Charlestown–city centre–Limekiln), plus 40D/40E and others; the 40E links to the Luas Green Line terminus at Broombridge, about 2 km south of the village (Wikipedia — Finglas). The M50/N2 interchange at Charlestown is minutes away for drivers. But the reason investors watch D11 is the pipeline:
- BusConnects Ballymun/Finglas–City Centre — the second Core Bus Corridor scheme, delivering 22 km of dedicated bus priority and cycle tracks along the corridor. The construction contract was awarded to GRAHAM in December 2025 (contract signing 16 December 2025), construction began in 2026 and site-investigation and enabling works were under way through summer 2026 — including works around Cross Guns Bridge, the Royal Canal towpath and the North Circular Road — with the project period running to 2029 (BusConnects scheme; NTA).
- Luas Finglas — the proposed 3.9 km northern extension of the Green Line from Broombridge to Charlestown (stops at St Helena’s, Finglas Village, St Margaret’s Road and Charlestown, with a 350-space park-and-ride near the M50 and ~70% grass track) cleared its biggest hurdle in 2026: the Railway Order became operative on 13 April 2026 (Luas Finglas RO; Transport for Ireland). Construction has not yet started and no opening date is confirmed — the NTA’s own strategy lists it as commencing within 2026–2030. Treat it as upside, never as a price you should already be paying.
The rule for both districts: pay today’s prices for today’s commute. Ballyfermot buyers get the N4/M50 and nothing else confirmed; Finglas buyers get bus-priority works they can see and a tram they can only plan around.
Schools, amenities and parks
No school claim below replaces the official check — use the Department of Education’s Find a School tool and each school’s admissions policy, because Ireland has no official catchment ratings and popular schools set their own enrolment rules (Citizens Information).
Ballyfermot (D10): the stand-out is Ballyfermot College of Further Education (BCFE) — further education plus the internationally ranked animation school on Kylemore Road — giving school-leavers a genuine third-level option on the doorstep (BCFE; Wikipedia — Ballyfermot). Second-level provision runs through St Seton’s Secondary School (co-educational Catholic school under Le Chéile trusteeship, DEIS — Department of Education record; Headstart) and Kylemore College on the Ballyfermot Road (kylemorecollege.ie); a network of primaries (Mary Queen of Angels, the Dominican campus schools, St Ultan’s and others — verify each) feeds them (Wikipedia — Ballyfermot). For families, Ballyfermot’s real draw is space and sport: California Hills Park, Le Fanu Park with the leisure centre, Markievicz and Cherry Orchard parks, and the Grand Canal towpath for traffic-free runs into the city.
Finglas (D11): the area runs 13 primary and six second-level schools; verified examples include St Michael’s Holy Faith Secondary School (all-girls, DEIS, founded 1959 on Wellmount Road, ~646 pupils — school site; Headstart) and Coláiste Íde College of Further Education in Finglas West (Wikipedia — Finglas). For younger families the anchor amenity is Tolka Valley Park — 140 hectares of river valley with pitches, a par-3 course and nature trails, shared with Glasnevin. Shops cluster in Finglas village and at Clearwater (south) and Charlestown (north) shopping centres.
Honest caveat for both districts: several local schools are DEIS-designated, and the most popular primaries face enrolment pressure — the Find-a-School and admissions-policy checks matter more here than in the premium southside.
Investment angle: highest growth in the city — with older stock and management intensity
For landlords, D10 and D11 are the purest yield-plus-growth play in Dublin — and the most work. On the registered-rent basis (RTB-registered rents ÷ PPR sale prices):
- Ballyfermot: ~8.7% gross on the €226,000 median against average registered 3-bed rents of €1,646/month — Dublin’s strongest yield among mainstream house districts, and third overall behind the apartment-skewed inner-city markets D1 (~10.2%) and D8 (~9.2%) (Dublish yields).
- Finglas: ~8.4% gross on the €246,000 median against registered 3-bed rents of €1,715/month, plus 8.4% price growth — yield and near-double-digit appreciation in one postcode (Dublish yields).
Full district table, ranked, in our Dublin rental yields by area 2026 pillar . Now the four caveats, each worth more than the headline:
- Registered rents lag the market. The RTB register includes tenancies signed years ago; a fresh let at current market levels on a €230k–€260k purchase can gross well above the registered figure, but under the post-March-2026 rules you can only raise an existing tenancy by the lower of CPI or 2% a year — so check the register before you bid and underwrite on ~2% growth, not the market-reset dream (rent-cap explainer; RTB Rent Register).
- Net is 2–4 points below gross. Worked example (author calculation, matching the hub): a €246,000 Finglas house at €1,715/month shows 8.4% gross; after a 7% management fee, ~€1,500 insurance/LPT, ~€3,500 maintenance and income tax at 40%, net lands closer to 4–5% before mortgage interest — lower again at the 52% top rate or with leverage (Dublish yields).
- Older stock is a management business. Late-1940s–70s local-authority houses mean BERs in the E/F range, heating and damp issues in the worst cases, and a maintenance line of 1–2% of value a year that runs higher in D10/D11 than anywhere except D1/D8. A landlord buying here is buying a refurbishment-and-turnover operation, not a passive asset.
- The yield is the point. With rent growth capped at 2%, your Day-1 yield is roughly the yield you keep — which is exactly why cheap-entry D10/D11 out-yield the premium southside and why entry price, not hoped-for growth, should drive your bid.
Gross vs net, the 2% cap and auction-lot yields are all modelled in our buy-to-let reality check — model every purchase at your own marginal rate before committing.
Frequently asked questions
Are Ballyfermot and Finglas the cheapest places to buy in Dublin?
By PPR district medians, yes: D10 Ballyfermot (€226,000) is Dublin’s cheapest district and D11 Finglas (€246,000) the next, ahead of D17 Coolock at €255,500 (Dublish). Officially, CSO records D17 as Dublin’s least expensive eircode at €337,000 (12 months to June 2026) — the source-and-window gap again (CSO). Cheapest neighbourhood medians under €230,000 sit in Tallaght/Clondalkin/Citywest (South Dublin).
Is Ballyfermot or Finglas a good investment in 2026?
On the numbers, yes with eyes open: ~8.7% and ~8.4% gross yields (registered-rent basis) plus the city’s fastest growth (+9.9%/+8.4%) — but net runs 2–4 points lower, the stock is old and management-heavy, and the 2% national rent cap means entry yield is the whole game. Check three comparable registered rents on the RTB Rent Register before you bid (Dublish yields).
Are Ballyfermot and Finglas safe?
There are no official postcode-level crime statistics. The CSO and Gardaí publish recorded crime by Garda division — D10 sits mainly in DMR South Central and D11 in DMR North Central/North West — and street-by-street reality varies within every estate (CSO — Recorded Crime). View at different times of day and ask locals; both are settled, community-heavy suburbs with the usual pockets to avoid. (Verify division mapping at publish.)
How far are Ballyfermot and Finglas from the city centre?
Ballyfermot is ~7 km west (about 6.8 km straight-line from the civic centre to O’Connell Bridge); Finglas village is ~5 km north-west (about 5.4 km straight-line to O’Connell Bridge) (author calculations — approximate). Realistic peak bus journeys run 40–60 minutes from Ballyfermot and 30–50 from Finglas (estimates — check the TFI Journey Planner); the N4/M50 make both quick by car off-peak.
What can I buy for €300,000 in these areas?
In September 2026, ~€300k sat near 53 Ballyfermot Crescent (€299,950), 20 Seagrave Way, Finglas (€295,000) or 51 Hampton Wood Green, Finglas (€265,000) — typically an original-condition or lightly upgraded 2/3-bed terrace, above both districts’ sale medians, so expect to bid over asking. With homes clearing ~5–18% above asking, view listings ~10% below your ceiling.
Will Ballyfermot and Finglas prices keep rising?
Nobody can promise that, but the fundamentals are the strongest of any cheap-Dublin story: the city’s cheapest entry prices, its fastest growth, and (Finglas especially) a confirmed transport pipeline. The counterweight: Dublin’s official growth has already halved to 4.6%, and the cheapest districts would feel a downturn first if rates rise. Cooling is likelier than crashing — but the 9.9% year is not a normal year (CSO RPPI June 2026).
Bottom line
Ballyfermot and Finglas are the answer to the hardest question in Dublin 2026 — where can I still buy a house and win? — with one honest condition attached. D10 Ballyfermot (€226,000, +9.9%, ~8.7% yield) is the pure value-and-growth play: the cheapest median in Dublin, proper houses with refurbishment upside, and a real community — at the price of the longest commute and the thinnest stock. D11 Finglas (€246,000, +8.4%, ~8.4% yield) is the infrastructure play: the second-cheapest district with BusConnects under construction on its doorstep and a Luas extension whose Railway Order is now operative. Both out-perform the city’s 4.6% growth by a mile, both gross over 8% on the registered-rent basis, and both demand the same discipline: expect to pay over asking, budget fees above the deposit, model any investment at net — and never pay today for a tram that isn’t running yet. Compare them against D12 and D7 in our best areas to buy in Dublin guide .
See today’s listings — Ballyfermot and Finglas on Daft.ie.
Get the free Dublin 10 & 11 Sold-Price Report — every verified D10/D11 sale in the last 12 months, street by street.
Grab the FTB Before-You-Bid Checklist — the 12-point viewing-to-key handover list every first-time buyer should run.
Book a local-agent viewing or valuation in Ballyfermot or Finglas — or get a straight answer on what your current home is worth before trading up.
Sources (verified 5 September 2026)
- Dublish — Dublin House Prices by Area 2026 (PPR-based; updated March 2026): citywide average median €536,298; D10 median €226,000 / +9.9% / 1,924 transactions; D11 €246,000 / +8.4% / 7,111 transactions; convergence analysis; D12/D7 comparators. — https://dublish.ie/guides/dublin-house-prices-by-area-2026
- Dublish — Dublin Rental Yields by Area 2026 (RTB Rent Register ÷ PPR; March 2026): D10 €226,000 / €1,646/mo / 8.7%; D11 €246,000 / €1,715/mo / 8.4%; net yields 2–3 points below gross; LEA-to-district mapping (Ballymun-Finglas → D9/D11; Ballyfermot-Drimnagh → D10/D12). — https://dublish.ie/guides/dublin-rental-yields-by-area-2026
- CSO — Residential Property Price Index June 2026 (19 Aug 2026): Dublin +4.6% YoY (12m to Jun 2026); Dublin city median €480,000; region €500,000; national median €396,000; DLR €682,334 highest local-authority median; A94 €851,750 highest eircode; D17 €337,000. — https://www.cso.ie/en/releasesandpublications/ep/p-rppi/residentialpropertypriceindexjune2026
- Daft.ie — Property for Sale in Ballyfermot, Dublin (29 listings, checked 5 Sep 2026): median asking ~€319,000; 2-bed house ~€335,000; 3-bed house ~€317,500; 2-bed apartment ~€265,000; 76% houses; examples: 139 Blackditch Road €350,000; 106 Thomond Road €345,000; 195 Ballyfermot Road €349,000; 395 Ballyfermot Road €325,000; 58 Lough Conn Road €349,950; 224 Le Fanu Road €385,000; 421 Ballyfermot Road €398,000; 53 Ballyfermot Crescent €299,950; 30 Clifden Road €269,000; 81 Drumfinn Avenue €230,000. — https://www.daft.ie/property-for-sale/ballyfermot-dublin
- Daft.ie — Property for Sale in Finglas, Dublin (116 listings, checked 5 Sep 2026): median asking ~€329,950; 2-bed house ~€310,000; 3-bed house ~€377,475; 4-bed house ~€450,000; 1-bed apartment ~€225,000; 2-bed apartment ~€275,000; 64% houses; examples: 5 Mayeston Close €395,000; 20 Seagrave Way €295,000; 100 Ratoath Avenue €325,000; 64 Kildonan Road €375,000; 19 Brookville €425,000; 51 Hampton Wood Green €265,000; 11 Abbotstown Drive €275,000; 107 Finglas Park €450,000 (3-bed, 127 m²). — https://www.daft.ie/property-for-sale/finglas-dublin
- Daft.ie — Sold Properties in Ballyfermot and Sold Properties in Finglas (checked 5 Sep 2026): sold-vs-asking pairs (Ballyfermot: 22 Gurteen Park €402,000/€360,000; 96 Cremona Road €380,000/€310,000; 249 Kylemore Road €380,000/€349,950; 358 Landen Road €370,000/€285,000; 117 Landen Road €350,000/€299,950; 160 Landen Road €335,950/€319,950; 220 Le Fanu Road €320,000/€285,000; 104 Ballyfermot Parade €306,000/€260,000; 85 Ballyfermot Crescent €229,000/AMV. Finglas: 10 Beneavin Road €465,000/€400,000; 24 Ballygall Place €400,000/€385,000; 18 Lanesborough Court €402,000/€325,000; 361 Charlestown €252,000/€225,000). — https://www.daft.ie/sold-properties/ballyfermot-dublin ; https://www.daft.ie/sold-properties/finglas-dublin
- Owen Reilly — Current trends in the Dublin Property Market 2026 (agency data): ~10% above asking under €500k; 6.7-week average time-to-sell. — https://www.owenreilly.ie/current-trends-in-the-dublin-property-market-2026
- BusConnects Dublin — Ballymun/Finglas to City Centre Core Bus Corridor: 22 km of dedicated bus priority and cycle tracks; contract signed with GRAHAM 16 Dec 2025; construction commenced 2026; site investigations and enabling works (Cross Guns Bridge, Royal Canal towpath, North Circular Road) under way summer 2026; project to 2029. — https://ballymunfinglasscheme.ie ; NTA award notice — https://www.nationaltransport.ie/news/nta-awards-contract-for-the-delivery-of-the-second-busconnects-core-bus-corridor-scheme-to-graham
- Luas Finglas — Railway Order became operative 13 April 2026; 3.9 km northern extension of the Green Line from Broombridge to Charlestown; four stops (St Helena’s, Finglas Village, St Margaret’s Road, Charlestown); ~70% grass track; 350-space park-and-ride near M50. — https://www.luasfinglasro.ie ; TFI notice — https://www.transportforireland.ie/news/luas-finglas-railway-order-application-granted-by-an-coimisiun-pleanala
- Dublin City Council — Tolka Valley Park (140 ha linear regional park between Pelletstown, Finglas and Glasnevin; pitches, GAA pitch, pitch-and-putt, par-3 course; 1999 constructed wetlands). — https://www.dublincity.ie/parks-and-nature/dublin-city-parks/visit-park/tolka-valley-park ; Wikipedia — Tolka Valley Park — https://en.wikipedia.org/wiki/Tolka_Valley_Park
- Dublin City Council — People’s Park, Ballyfermot (community-designed green space beside Ballyfermot Civic Centre; designed with residents; pergola, market space, movement trail). — https://www.dublincity.ie/parks-and-nature/new-parks-and-projects/peoples-park-ballyfermot
- Ballyfermot Community Civic Centre — facilities and services (Citizens Information, MABS, Dublin City ETB, theatre, coffee dock), Ballyfermot Road, Drumfinn, D10. — https://civiccentre.ie
- Wikipedia — Ballyfermot, Finglas, Ballyfermot College of Further Education: history and character (post-war Corporation estates; Finglas 1950s estates; abbey heritage; village centre; Clearwater/Charlestown centres; routes G1/G2/60/L55/S4/W2; F3/40E buses; N4/M50/N7 borders; BCFE animation school; parks; sport). Used for character/history/transport only — never for prices. — https://en.wikipedia.org/wiki/Ballyfermot ; https://en.wikipedia.org/wiki/Finglas
- Schools: St Seton’s Secondary School, Ballyfermot (DEIS, co-ed, Le Chéile) — https://www.gov.ie/en/department-of-education/schools/st-setons-secondary-school ; https://headstart.ie/school/st_setons_secondary_school_dublin ; Kylemore College — https://www.kylemorecollege.ie ; St Michael’s Holy Faith Secondary School, Finglas (girls, DEIS, est. 1959, Wellmount Road) — https://www.stmichaelshf.ie ; https://headstart.ie/school/st_michaels_holy_faith_secondary_school_dublin ; Coláiste Íde CFE — https://en.wikipedia.org/wiki/Coláiste_Íde_College_of_Further_Education ; Department of Education Find a School — https://www.gov.ie/en/department-of-education/services/find-a-school ; Citizens Information — https://www.citizensinformation.ie/en/education/primary-and-post-primary-education/going-to-primary-school/choosing-a-primary-school
- Residential Tenancies (Miscellaneous Provisions) Act 2026 — national rent cap (lower of CPI or 2%, in force 1 March 2026); RTB Rent Register (live 1 March 2026). — https://www.rtb.ie/rent-register ; internal rent-cap explainer (/rent-pressure-zones-abolished-2-percent-rent-cap-2026/)
- Distances: author’s straight-line calculations from OS co-ordinates (Ballyfermot civic centre 53.3432, −6.3621 → O’Connell Bridge ~6.8 km; Finglas village 53.3902, −6.2996 → O’Connell Bridge ~5.4 km). Approximate; bus times are estimates pending TFI Journey Planner checks.
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