The number of properties for sale in Ireland has hit a nine-year low - down to fewer than 24,000, according to property website Daft.ie.
The report shows the biggest falls in availability are now outside Leinster.
According to the study, there were just 13,500 homes for sale this month across Munster, Connacht and Ulster compared to almost 21,000 two years ago.
The total number of properties for sale nationally is 24,000 - the lowest number since February 2007.
Just 10,000 properties were built last year. Most of these were one-off properties.
Meanwhile, the study shows that house prices have stabilised in Dublin, rising by under 1% compared to 9.7% outside Dublin.
And in five Dublin markets, Dublin 2, 6, 16 and 18 and in south Co Dublin, prices are now falling.
Daft says this shows the effectiveness of the new mortgage lending rules.
However, prices have risen in the capital by an average of €91,000, or 41%, from their lowest point in 2012.