Is now a good time to buy property? It's the question Gavin gets more than any other, so in this episode he answers it properly.

Using the market clock, he shows where sentiment actually sits (almost everyone says 11pm) and why "peak of the market" means nothing until you ask "peak of what?" Residential, office, industrial, data centres, hotels and medical are all moving differently.

From there he breaks down the three forces that decide where prices go next: the bond market and rising interest rates, the AI bubble and whether it bursts like the dotcom crash, and the 18-year property cycle that points to 2026 as the top. He explains why Ireland is more exposed than most, with around 300,000 people employed by US tech firms concentrated around Dublin.

He also covers what it means on the ground: the landlord exodus of roughly 11,000 rentals in six months, 209 applicants for a single house in Ranelagh, and why the smartest move in any market is to stay active rather than sit on your hands.

The takeaway: the market is cyclical, there is no bad market, only a bad strategy.

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Chapters

00:00 The market clock: where are we?
00:48 Why sentiment says 11pm
01:40 Peak of what? The segments that matter
02:33 Housing affordability and bidding wars
03:28 A client's cash flow deal: €40k cost, €150k income
05:02 What's really driving the market
06:00 The bond market and interest rates
06:51 The gambler vs the analyst
08:44 Government debt and the crisis on the horizon
09:37 Global rates at multi-decade highs
10:15 The AI bubble: hype vs risk
12:17 Why Ireland is exposed
13:22 The 18-year property cycle
15:40 Why 2026 could be the top
18:27 The dotcom lesson
19:26 Should you buy now?
21:46 The landlord exodus
22:46 209 applicants for one house
24:32 Buffett: fear, greed and opportunity
25:54 Final advice: stay in the game

Elite Property Accelerator is open for its next intake. Learn more: https://epa-learn-more.scoreapp.com/

Join my next Workshop: https://elitepropertyaccelerator.com/workshop

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Behind the Facade is hosted by Gavin J Gallagher, a Dublin-based property investor and developer with 30 years in the Irish and international market, and first-hand experience of three property crashes.

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