--- title: "Dublin Class A Office Market" description: "European tech HQ capital with structurally low corporate tax." canonical: https://classa.info/cities/dublin pageType: city lastUpdated: 2026-04-15T00:00:00.000Z license: "CC BY 4.0 with attribution to Class A Atlas (https://classa.info)." --- > Dublin Class A office rents around €65/sqm/mo · ≈ $78.3 PSF/yr USD, with 14.3% vacancy and 12 months of typical rent-free on a 10-year term. ## TL;DR - Trophy product in Dublin Docklands trades at €65-€75/sqm/month. - Tech sector consolidation 2022-2024 elevated headline vacancy. - 12.5% corporate tax remains the principal structural draw for US multinationals. - Pharma and life sciences (Pfizer, Eli Lilly, AbbVie) underwrite a long-duration tenant pipeline. # Dublin Class A Office Market *European tech HQ capital with structurally low corporate tax.* ## TL;DR - Trophy product in Dublin Docklands trades at €65-€75/sqm/month. - Tech sector consolidation 2022-2024 elevated headline vacancy. - 12.5% corporate tax remains the principal structural draw for US multinationals. - Pharma and life sciences (Pfizer, Eli Lilly, AbbVie) underwrite a long-duration tenant pipeline. ## Overview Dublin is the principal European HQ destination for US technology and pharmaceutical multinationals — Google, Meta, LinkedIn, Salesforce, Pfizer, and Eli Lilly all anchor major Irish operations. Vacancy has risen materially since 2022 driven by tech consolidations, but trophy product remains tight. ## Market snapshot | Class A rent | 65 EUR/sqft/yr (78.26159663319058 USD)| | Vacancy | 14.3%| | Typical lease length | 10 years| | Typical rent-free | 12 months| Composite of Q1 2026 broker market reports for Dublin. ## Lease norms FRI (Full Repairing and Insuring) leases dominate. 10-year terms with tenant break options at year 5 standard. Free rent of 9-15 months and TI of €60-€110/sqm typical. ## Transit & access Dublin Bus, Luas tram (Red, Green Lines), DART rail. MetroLink under construction (target 2031). Dublin Airport is bus-served (no rail). The Docklands trophy core is Luas Red Line and DART-served. ## Tax 12.5% headline corporate tax on trading income; 25% on passive income. Knowledge Development Box (KDB) effective 6.25% rate available for qualifying IP income. R&D tax credit at 30% supplements. ## Talent Deep tech, pharma, finance, and legal services talent. EU talent pool accessible without immigration friction. Strong feed from TCD, UCD, and the broader Irish university system. ## Notable Class A buildings - **Salesforce Tower Dublin** [](https://www.google.com/maps/search/?api=1&query=Salesforce%20Tower%20Dublin%2C%201%20Spencer%20Place%2C%20North%20Wall%2C%20Dublin%201%2C%20Docklands%2C%20Dublin%2C%20Ireland&query_place_id=ChIJR4qjYYoPZ0gRaLFh3EGaS_Q) · Docklands — Salesforce EMEA HQ; [leed](/topics/esg-leed-tenants)">leed-platinum">LEED Platinum. - **Three Park Place** [](https://www.google.com/maps/search/?api=1&query=Three%20Park%20Place%2C%20Hatch%20Street%20Upper%2C%20Dublin%202%2C%20Docklands%2C%20Dublin%2C%20Ireland&query_place_id=ChIJRQHswqEOZ0gRfuMBH-KMceA) · Docklands — Salesforce-anchored Docklands speculative trophy. - **Citi Building** [](https://www.google.com/maps/search/?api=1&query=Citi%20Building%2C%201%20North%20Wall%20Quay%2C%20Dublin%201%2C%20Docklands%2C%20Dublin%2C%20Ireland&query_place_id=ChIJC-1Auo0OZ0gRax95jCBCafc) · Docklands — Citigroup EMEA shared services anchor in Dublin Docklands. - **Bolands Quay** [](https://www.google.com/maps/search/?api=1&query=Bolands%20Quay%2C%20Bolands%20Quay%2C%20Grand%20Canal%20Dock%2C%20Dublin%202%2C%20Docklands%2C%20Dublin%2C%20Ireland&query_place_id=ChIJGRJdhuwOZ0gRQdRcTdxGMKU) · Docklands — Trophy mixed-use. - **Wilton Park** [](https://www.google.com/maps/search/?api=1&query=Wilton%20Park%2C%20Wilton%20Place%2C%20Dublin%202%2C%20Ballsbridge%2C%20Dublin%2C%20Ireland&query_place_id=ChIJg-NAR0QPZ0gRjyGztNQN2cs) · Ballsbridge — LinkedIn HQ EMEA. ## Class A submarkets in Dublin - [**Docklands & Grand Canal**](/cities/dublin/docklands-grand-canal) — Tech HQ trophy core. (trophy) - [**CBD / St Stephen's Green**](/cities/dublin/cbd-st-stephens-green) — Historic legal and finance core. (prime) - [**Ballsbridge & Dublin 4**](/cities/dublin/ballsbridge-dublin-4) — Embassy and corporate HQ belt. (prime) - [**Sandyford & Cherrywood**](/cities/dublin/sandyford-cherrywood) — Suburban Class A campus belt. (established) - [**Citywest & Park West**](/cities/dublin/citywest-park-west) — Suburban back-office belt. (established) ## Dublin deep-dives - [Rents and incentives](/cities/dublin/topics/rents-and-incentives) — What does Class A rent cost and what concessions are typical? - [Sublease market](/cities/dublin/topics/sublease-market) — How deep is [sublease](/topics/sublease-strategy)">sublease availability and how does it price? - [ESG and LEED stock](/cities/dublin/topics/esg-and-leed) — How much certified stock exists and what premium does it command? - [Transit and commute](/cities/dublin/topics/transit-and-commute) — Which submarkets have the strongest transit access? - [Talent and salaries](/cities/dublin/topics/talent-and-salaries) — What does the white-collar talent pool look like and how is it priced? - [Fit-out costs](/cities/dublin/topics/fit-out-costs) — What does a Class A [fit-out](/topics/fit-out-capex)">fit-out cost per square foot? - [Flex vs lease](/cities/dublin/topics/flex-vs-lease) — When does premium coworking beat a traditional lease? - [Taxes and incentives](/cities/dublin/topics/taxes-and-incentives) — What corporate, occupancy, and property taxes apply? - [Neighborhoods overview](/cities/dublin/topics/neighborhoods-overview) — Which Class A submarkets exist and how do they compare? - [Notable buildings](/cities/dublin/topics/notable-buildings) — Which trophy assets define the market? - [Class A vs Class B](/cities/dublin/topics/class-a-vs-class-b) — What is the spread between Class A and Class B and why? - [Leasing conventions](/cities/dublin/topics/leasing-conventions) — What lease structures, terms, and concessions are normal? - [Expansion checklist](/cities/dublin/topics/expansion-checklist) — What is the operational checklist for opening here? - [Relocation guide](/cities/dublin/topics/relocation-guide) — How do you move into this market from another city? - [Frequently asked questions](/cities/dublin/topics/faq) — Quick answers to the questions occupiers ask most. - [Operating expenses](/cities/dublin/topics/operating-expenses) — What service charges, OpEx, and pass-throughs apply on top of rent? - [Growth and availability](/cities/dublin/topics/growth-and-availability) — How tight is current availability and what does the pipeline look like? - [Sustainability pathways](/cities/dublin/topics/sustainability-pathways) — How do tenants land net-zero or science-based-target leases here? - [Hybrid work policy](/cities/dublin/topics/hybrid-work-policy) — How are hybrid policies shaping office demand here? - [Security and redundancy](/cities/dublin/topics/security-and-redundancy) — What security, power, and connectivity redundancy are standard? - [Lab and R&D space](/cities/dublin/topics/lab-and-r-and-d) — What does R&D-grade or wet-lab space look like in this market? - [Brand experience](/cities/dublin/topics/brand-experience) — How do trophy buildings function as brand experiences and showpieces? - [Fund strategy and flag](/cities/dublin/topics/fund-strategy-and-flag) — Which submarkets carry the strongest investor flag for funds? - [Exit and renewal](/cities/dublin/topics/exit-and-renewal) — How do you handle a Class A renewal or exit cleanly here? - [Market cycle position](/cities/dublin/topics/market-cycle-position) — Where is this Class A market in its cycle right now? ## Dublin — frequently compared - [**Dublin vs Amsterdam**](/compare/amsterdam-vs-dublin) — EMEA HQ shortlist: Amsterdam vs Dublin. - [**Dublin vs Berlin**](/compare/berlin-vs-dublin) — EMEA HQ shortlist: Berlin vs Dublin. - [**Dublin vs Dubai**](/compare/dubai-vs-dublin) — EMEA HQ shortlist: Dubai vs Dublin. - [**Dublin vs Frankfurt**](/compare/dublin-vs-frankfurt) — EMEA HQ shortlist: Dublin vs Frankfurt. - [**Dublin vs London**](/compare/dublin-vs-london) — EMEA HQ shortlist: Dublin vs London. - [**Dublin vs Madrid**](/compare/dublin-vs-madrid) — EMEA HQ shortlist: Dublin vs Madrid. ## Frequently asked questions ****How material is the 12.5% tax rate?**** : Critically material — Dublin's structural HQ draw for US technology and pharma multinationals is overwhelmingly tax-driven. ****What is the impact of Pillar Two on the tax advantage?**** : Pillar Two introduces a 15% global minimum tax for in-scope groups (>€750M revenue). Ireland has implemented domestic top-up; the structural tax advantage narrows but the country remains broadly competitive. ****Are tech sector subleases meaningful?**** : Material. The 2022-2024 tech contraction drove significant Docklands sublease availability. The pipeline has cleared partially through 2025. ## Editorial provenance Reviewed by [**Samuel Okafor**](/about/authors/samuel-okafor) — EMEA contributing editor. Last updated 2026-04-15. See our [methodology](/about/methodology) and [editorial standards](/about/editorial-standards). ### Primary sources for this page - [CBRE Marketview reports](https://www.cbre.com/insights) — CBRE - [JLL Office Insight](https://www.jll.com/en/trends-and-insights) — JLL - [Cushman & Wakefield Marketbeat](https://www.cushmanwakefield.com/en/insights) — Cushman & Wakefield - [Savills World Research](https://www.savills.com/research_articles/) — Savills - [Colliers Global Office Outlook](https://www.colliers.com/en/research) — Colliers [Full sources index](/about/sources) · [Submit a correction](/about/corrections) ## Related topics - [**Class A Lease Negotiation**](/topics/class-a-lease-negotiation) — How to negotiate a Class A office lease — the playbook from LOI to signed deal. - [**Hybrid Workplace Strategy**](/topics/hybrid-workplace-strategy) — How to size, structure, and lease a Class A office for a hybrid workforce. - [**ESG / LEED for Tenants**](/topics/esg-leed-tenants) — How tenants evaluate, negotiate, and report on ESG performance in a Class A office lease. - [**Cross-border Expansion**](/topics/cross-border-expansion) — How to run a coordinated Class A office search across multiple geographies. - [**Fit-out Capex**](/topics/fit-out-capex) — How to budget, sequence, and govern Class A office fit-out capex. - [**Lease vs Flex**](/topics/lease-vs-flex) — When premium flex (coworking, managed office) beats a conventional Class A lease — and vice versa. --- Citation: Source: Class A Atlas (https://classa.info/cities/dublin), updated 2026-04-15T00:00:00.000Z.