Why is trading up so difficult?
6 challenges facing movers AND how we can help at doddl.
1. There simply aren’t enough suitable second-hand homes available.
This is probably the biggest issue. MyHome’s Q2 report estimates that only around 2% of Ireland’s 2.2 million homes are effectively turning over, the weakest level of liquidity since 2014. Put another way, the average home is changing hands only once every 50 years.
The vicious circle:
“I’d sell my house but where would I go?”
Potential movers don’t look to sell because they can’t find their next home. But because they don’t advertise to sell, there are fewer homes for other movers to buy.
2. The financial jump to the next home has become very large.
House price growth increases the value of your existing home, but it also increases the price of the home you are trying to buy. And the trade up property can rise by more in euro terms.
For example, imagine:
Current home: €500k → €550k = €50k gain
Next home: €750k → €825k = €75k increase
Despite benefiting from rising prices on your current home you are still €25,000 further away from the next property before transaction costs.
3. Movers have less borrowing power than first-time buyers relative to income.
Under Central Bank mortgage rules, FTBs can generally borrow up to 4x gross income, whereas second and subsequent buyers are limited to 3.5x. Both can borrow up to 90% LTV, and lenders can exceed the standard LTI limit for up to 15% of lending in each category. Movers can go to max 4.5x income by way of exception.
Mover typically have the advantage of equity in their homes, but that equity has to bridge an increasingly expensive gap.
4. Movers are competing for a particularly scarce type of property.
A first time buyer may have a relatively broad market of apartments, starter homes and new builds.
A family trading up is often looking for something much more specific for example a 3/4-bed family house, the right location, schools, commuting distance, garden, etc.
5. Even finding the house doesn’t mean getting it.
MyHome reports that homes were selling 7–8% above their original asking prices in May and June 2026. This is 9-10% in Dublin.
On a €700,000 asking price, 7% is another €49,000.
For movers who have calculated their trade up price based on asking prices, bidding can therefore completely change what’s affordable.
6. The sale and purchase chain creates another problem.
A mover normally needs to sell their home and buy another. That means coordinating mortgage approval, sale agreed, contracts, closing dates so that the sale and purchase align. There is no trading up bridging finance in Ireland so movers need to have their equity realised (ie their home sold first or at that same time) before purchasing.
How we can help at doddl?
We’ve done this thousands of times so we know how to help you prepare, how to support your timings when in a chain & how to get you into your new home.
We work with all major lenders and offer lowest market rate. We have a panel solicitor who can manage the logistics of sale & purchase more effectively.
Problems rate arise we will most likely have come across then before and can help resolve them!
Trading up isn’t easy, but our team at doddl can definitely help and guide you.
Get in touch if you want to understand your homebuying budget -> www.doddl.ie
