Understanding Dublin’s Short-Term Rental Rules in 2025

Dublin is ushering in a new era for short-term rentals with updates to its regulations, aiming to balance tourism with the city’s pressing housing needs. Whether you're a casual Airbnb host or manage multiple properties, understanding the upcoming changes is essential to remaining compliant and avoiding penalties.

Overview of Key Regulations

Here’s a snapshot of the latest and upcoming rules:

Regulation Element	Summary
Planning Permission	You may rent your entire principal private residence (PPR) for up to 90 nights per year in any Rent Pressure Zone (RPZ), which includes all of Dublin. Beyond that, or for any non-PPR property, you must apply for change-of-use planning permission.
Definition of Short-Term Let	Any rental of 14 nights or fewer.
National Register	All short-term lets must be registered with Fáilte Ireland. Listings will require a displayed registration number.
New Legislation	The Short-Term Letting and Tourism (STLT) Bill 2025 has been approved by Cabinet. The national register is to be enforced by 20 May 2026.
EU Context	Regulation (EU) 2024/1028 mandates data-sharing between platforms and authorities. Ireland’s new system aligns with these standards.
This is another row	All short-term lets must be registered with Fáilte Ireland. Listings will require a displayed registration number.

Why These Rules Exist

Dublin has been designated a Rent Pressure Zone since 2016 due to its ongoing housing shortage. Since July 2019, the city has imposed restrictions on commercial short-term rentals to preserve housing stock. The new legislation builds on this framework, reinforcing efforts to keep more properties in the long-term rental market.

Dublin City Council has a dedicated unit to monitor compliance. Hosts who breach rules may face enforcement orders or legal action.

Regulation Aspect	Purpose
Planning Permission	Regulate short-term rentals and ensure properties are available for long-term housing.
National Register	Centralize and monitor short-term rental activities to ensure compliance with regulations.
EU Regulation 2024/1028	Enhance transparency by mandating data-sharing between booking platforms and authorities.

What’s Coming: The National Register

A major update is the introduction of a centralized short-term rental register managed by Fáilte Ireland.

• What: All hosts—whether professional or occasional—must register annually and receive a Short-Term Letting registration number.
• When: The register is expected to launch by 20 May 2026, with preparations taking place throughout 2025.
• Why it matters: Platforms such as Airbnb and Booking.com will be prohibited from listing unregistered properties. Failure to comply could result in fines of up to 2% of a platform’s turnover.

EU Regulation and Data Sharing

Key Term	Definition
Principal Private Residence (PPR)	The main dwelling where you reside for most of the year.
Rent Pressure Zone (RPZ)	Areas where rents are highest and rising quickly, subject to rent caps.
Short-Term Let	Any rental of 14 nights or fewer.
Fáilte Ireland	The National Tourism Development Authority of Ireland, responsible for the registration of short-term lets.
STLT Bill 2025	The Short-Term Letting and Tourism Bill designed to regulate short-term rentals.

Under the EU’s Regulation 2024/1028, booking platforms are now required to share specific data with national authorities, including host identities and booking records. Ireland's national register will integrate with this EU framework, enhancing transparency and giving local authorities better visibility into occupancy patterns and compliance.

2025 Checklist for Dublin Hosts

To stay compliant and prepare for upcoming changes:

• Verify your property’s status: Confirm whether you own a PPR and whether it’s located in a Rent Pressure Zone.
• Apply for planning permission: If your property doesn't qualify as a PPR or you plan to exceed the 90-night cap.
• Track usage: Monitor how many nights your entire home is rented out each year.
• File required forms:
• Form 15 before the start of the letting season.
• Form 17 by 28 January the following year.
• Register with Fáilte Ireland: Prepare to sign up once the portal opens in 2026.
• Display your registration number: Once registered, include the number on all listings.

How Keycafe Helps Hosts Stay Compliant

Keycafe’s MS5 key management system is designed to support hosts in meeting regulatory requirements. It automatically logs each key pickup and return, providing a detailed audit trail. This can help you:

• Accurately document how many nights your property was rented.
• Demonstrate when and to whom keys were handed over, which is particularly useful during enforcement checks.

By staying informed and following these steps, Dublin hosts can ensure they meet current obligations and transition smoothly into the new regulatory environment set for 2026.

Written by [Author Name]. Originally published on Keycafe Blog, [Publication Date].