Call for 'immediate action' as just one Dublin city rental meets HAP limit

Just one rental property in Dublin city centre met the discretionary Housing Assistance Payment (HAP) limits last June, with Sinn Féin Councillor Daithí Doolan stating limits do not "meet the reality of the private rented market"

News Stephen Holland Local Democracy Reporter 17:01, 06 Aug 2026 View Image Stock image

Just one rental property in Dublin city centre met the discretionary Housing Assistance Payment (HAP) limits last June.

The latest Locked Out of the Market report from Simon Community highlights a harsh reality for HAP tenants in Dublin and all across Ireland. The report found that just 20 properties in total were available to rent in the entire country under HAP scheme limits in 16 areas they studied in a snapshot study over three consecutive dates in June.

Monthly rents in Dublin city ranged from €1,200 - €3,300 for one-bedrooms, €2,142 - €8,000 for two bedrooms, and €3,495 - €5,495 for three bedrooms. No properties were available to rent within HAP limits outside of Dublin or Kildare in June.

Sinn Féin Councillor Daithí Doolan has consistently called out the limitations of HAP and the plight of those dealing with the dire consequences of the housing crisis. “The latest report confirms what many of us have been saying for a long time, that HAP and Homeless HAP does not meet the reality of the private rented market,” Cllr Doolan told Dublin Live.

“ Homeless figures continue to spiral. We slip deeper and deeper into a housing crisis, particularly here in Dublin, where the market is absolutely out of control. What we need is immediate government action and intervention to ensure that people who are in receipt of HAP can find homes that are affordable and also for long-term accommodation.”

“What we're also seeing is that when somebody is lucky enough to get a HAP property, it offers them no long-term protection, and they can simply be made homeless once again if or when the landlord decides to sell the property. I have been dealing with people who are in receipt of HAP and Homeless HAP who face homelessness for the first, second, and third time.

“This is deeply traumatising and deeply upsetting for particularly families with young children. And again, international reports prove that those children who end up in homelessness have a far greater chance of being homeless as adults as well through no fault of their own or their parents.

“This report by Simon Community needs to serve as a wake-up call to this government and in particular to Minister James Browne. We need to see a seismic shift in government policy that actually supports people who require housing, who are in need of housing, rather than constantly being mouthpieces for landlords, private, and private developers. It's time for things to change, and I certainly hope that this report is a catalyst for that badly needed change to provide people with homes who need them the most.”

The figures from Simon Community also drew criticism from Mary Conway, Chairperson of the Irish Property Owners Association, who said: "This report highlights the consequences of a rental market that continues to lose private landlords at an alarming rate. Earlier this year, RTB figures showed more than 7,000 Notices of Termination were issued in a single quarter, with the majority linked to landlords intending to sell their properties.

"Every landlord leaving the market means one less home available to rent. As supply continues to contract, it becomes increasingly difficult for schemes such as HAP to work effectively because there are simply not enough properties available for tenants to access," she said.

"The Government cannot continue to ignore the impact its policies are having on rental supply. Small and medium-sized property owners are being driven from the market by an increasingly challenging tax and regulatory environment, leaving tenants to compete for an ever-shrinking number of homes.

"Government must now focus on restoring stability and confidence in the private rental sector. Retaining existing landlords and encouraging new investment is essential if we are to increase rental supply and ensure tenants, and families, have a realistic chance of securing a place to call home. Without addressing the loss of landlords, the housing crisis will only continue to deepen."

The study found that 1,303 properties were available to rent across the 16 sample areas in June. This is a 22% increase since March 2026 and a 33% rise compared to March 2025, when 978 properties were available.

However, even with more homes on the market, nine of those 16 areas still had no properties available within HAP limits in either the March or June reports. These areas include Athlone, Cork City Suburbs, Galway City Suburbs, Galway City Centre, Co Leitrim, Limerick City Suburbs, Limerick City Centre, Portlaoise and Waterford City Centre.

The June report shows the number of areas with no HAP properties increased to 12. Cork City Centre, Dundalk and Sligo Town were shown to have lost their remaining HAP properties.

In the Dublin region outside the city centre there were homes available within the HAP limitations. In Dublin City North 197 properties were available to rent and six were within HAP limits. In Dublin City South, 492 were available with four falling within the HAP limits.

All four Dublin councils share the same statutory maximum monthly HAP rate, which was set in 2017 and has not changed since. Like every local authority, each Dublin council can apply a discretionary top-up of up to 35% above the base limit where market rents require it. A higher rate of up to 50% is available only through Homeless HAP:

The base monthly rate for a single adult on HAP in self-contained accommodation is €660, rising to €891 with a 35% discretionary top-up. For a couple with no children, the base rate is €900, or €1,215 with the top-up.

This content is funded by the Local Democracy Reporting Scheme

Want to see more of the stories you love from Dublin Live? Making us your preferred source on Google means you’ll get more of our exclusives, top stories and must-read content straight away. To add Dublin Live as a preferred source, simply click here .

Join our Dublin Live breaking news service on WhatsApp. Click this link to receive your daily dose of Dublin Live content.

We also treat our community members to special offers, promotions, and adverts from us and our partners. If you don’t like our community, you can check out any time you like. If you’re curious, you can read our Privacy Notice.