Authored by the expert who managed and guided the team behind the Ireland Property Pack
Yes, the analysis of Dublin's property market is included in our pack
Dublin's rental market has reached unprecedented heights as of June 2025, with average rents continuing to surge across all property types. The city's chronic housing shortage has pushed rental prices to levels that are reshaping the entire residential landscape.
Current data shows that finding affordable accommodation in Dublin has become increasingly challenging, with studios now commanding €1,200-1,700 monthly, one-bedroom apartments averaging €1,800-2,500, and family-sized properties often exceeding €3,000 per month in desirable areas.
If you want to go deeper, you can check our pack of documents related to the real estate market in Ireland, based on reliable facts and data, not opinions or rumors.
Dublin's rental market is experiencing significant pressure with average rents reaching €2,400+ across most areas except Dublin County North.
Rental yields remain attractive at 6.8-7.5% gross, though net yields after expenses typically fall to 5-6% range.
| Property Type | Average Monthly Rent | Prime Areas (Dublin 2/4) | Affordable Areas (West Dublin) |
|---|---|---|---|
| Studio | €1,200 - €1,700 | €1,500 - €1,700 | €1,200 - €1,400 |
| 1-Bedroom | €1,800 - €2,500 | €2,000 - €2,500+ | €1,400 - €1,600 |
| 2-Bedroom | €2,200 - €3,000 | €2,400 - €3,500+ | €1,700 - €2,200 |
| 3-Bedroom | €2,800 - €3,800 | €3,200 - €4,500+ | €2,500 - €3,200 |
| 4+ Bedroom | €3,500 - €5,500+ | €4,500 - €6,500+ | €3,200 - €4,200 |
What's the current average monthly rent in Dublin for each type of property?
Dublin's rental market has experienced dramatic price increases as of June 2025, with studios now commanding €1,200-1,700 monthly depending on location and condition.
One-bedroom apartments represent the most sought-after segment, with prices ranging from €1,800-2,500 across different areas. In premium locations like Dublin 2 and Dublin 4, one-bedroom units frequently exceed €2,200 monthly, while more affordable areas like West Dublin offer options around €1,400-1,600.
Two-bedroom properties span €2,200-3,000 monthly, with the highest concentrations in Dublin 2 averaging €2,470. Family-sized three-bedroom units typically cost €2,800-3,800, though premium locations often push prices above €4,000.
Four-bedroom houses and apartments command €3,500-5,500+ monthly, with luxury properties in central areas reaching €6,000+ per month. These properties are particularly scarce, leading to fierce competition among families and professional sharers.
It's something we develop in our Ireland property pack.
How does average rent vary between Dublin's neighborhoods and suburbs?
Dublin 2 commands the highest rental premiums across all property types, with two-bedroom apartments averaging €2,470 monthly as of Q2 2024.
The prestigious Dublin 4 area, including Ballsbridge, maintains premium pricing with one-bedroom units averaging €1,920 and two-bedrooms reaching €2,345. This area attracts primarily international professionals and executives working in the nearby business districts.
Dublin 1, covering the International Financial Services Centre, offers strong rental yields with two-bedroom apartments averaging €2,217. The area benefits from excellent transport links and proximity to major employers.
West Dublin emerges as the most affordable major area, with one-bedroom apartments averaging €1,420 and two-bedrooms at €1,734. Despite lower prices, this area offers excellent transport connectivity and represents strong value for money.
South County Dublin maintains premium positioning with properties commanding €2,000+ for most configurations, while areas like Dublin 24, Dublin 22, and North County Dublin provide more accessible options ranging from €1,423-1,787 for one-bedroom units.
What's the average rent per square meter for different property types and areas?
Dublin's rent per square meter calculations reveal significant variation based on location and property type, with city center properties commanding premium rates.
| Area | Rent per m² (Apartments) | Typical Apartment Size | Monthly Range |
|---|---|---|---|
| Dublin City Center | €50-60 per m² | 35-45 m² | €1,750-2,700 |
| Dublin 2/4 Premium | €55-65 per m² | 40-50 m² | €2,200-3,250 |
| Dublin 1 (IFSC) | €45-55 per m² | 45-55 m² | €2,025-3,025 |
| South County Dublin | €40-50 per m² | 50-65 m² | €2,000-3,250 |
| West Dublin | €30-40 per m² | 55-70 m² | €1,650-2,800 |
| Outer Suburbs | €25-35 per m² | 60-80 m² | €1,500-2,800 |
What's typically included in Dublin rental prices?
Most Dublin rental agreements follow a standard structure where the advertised rent covers basic accommodation only, with tenants responsible for additional costs.
Utilities including electricity, gas, water, and internet are typically excluded from rental prices and paid separately by tenants. Monthly utility costs generally range €150-250 depending on property size and usage patterns.
Apartment management fees, where applicable, are usually paid by the landlord rather than directly by tenants. However, these costs may be factored into the overall rental price. Management fees typically range €1,200-2,000 annually for apartment buildings.
Some newer build-to-rent developments include certain services like gym access, concierge services, or waste management within the rental price. These premium developments often charge higher base rents but provide more comprehensive packages.
Furnished properties command premiums of €200-400 monthly above unfurnished equivalent properties, though this varies significantly based on quality and comprehensiveness of furnishings provided.
What additional costs should Dublin landlords expect?
Dublin landlords face substantial ongoing costs beyond mortgage payments, significantly impacting net rental yields.
Income tax represents the largest expense, with rental profit subject to standard income tax rates up to 52% for higher earners. This includes Income Tax, USC, and PRSI contributions on rental income.
Local Property Tax (LPT) applies annually based on property valuation, typically ranging €300-1,500 annually for residential investment properties. This cost cannot be recovered from tenants.
Landlord insurance is mandatory and typically costs €300-800 annually depending on property value and coverage level. Contents insurance adds another €200-500 annually if the property is furnished.
Professional property management services typically charge 8-12% of rental income, providing tenant sourcing, rent collection, and maintenance coordination. Self-managing landlords save these fees but invest significant time.
Maintenance and repairs represent ongoing expenses, with budgeting 10-15% of rental income recommended for routine maintenance, appliance replacement, and unexpected repairs.
Don't lose money on your property in Dublin
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What are current mortgage costs for Dublin buy-to-let investors?
Dublin buy-to-let mortgage rates averaged 3.92% as of January 2025, representing a significant cost for property investors.
Typical monthly mortgage payments for a €400,000 property with 70% LTV mortgage (€280,000) range €1,400-1,800 depending on term length and interest rate structure. Interest-only mortgages provide lower monthly payments but higher long-term costs.
Mortgage interest payments are tax-deductible against rental income, providing some relief for investors. However, principal repayments on annuity mortgages are not deductible, affecting cash flow calculations.
Rental coverage ratios typically require rental income to exceed mortgage payments by 25-30%, meaning a €1,600 monthly mortgage payment requires minimum €2,000-2,080 monthly rental income for approval.
Current market conditions show positive cash flow potential across most Dublin property types, with rental yields generally exceeding mortgage costs before tax considerations.
What are gross and net rental yields across Dublin neighborhoods?
Dublin rental yields remain attractive compared to other European capitals, though they vary significantly by property type and location.
| Property Type | Average Purchase Price | Monthly Rent | Gross Yield | Estimated Net Yield |
|---|---|---|---|---|
| 1-Bedroom Apartment | €320,000 | €2,000 | 7.5% | 5.8% |
| 2-Bedroom Apartment | €425,000 | €2,600 | 7.3% | 5.6% |
| 3-Bedroom House | €550,000 | €3,200 | 7.0% | 5.4% |
| 4-Bedroom House | €750,000 | €4,200 | 6.7% | 5.1% |
| Studio Apartment | €280,000 | €1,500 | 6.4% | 4.9% |
Net yields account for typical expenses including income tax, management fees, insurance, maintenance, and vacancy periods. Higher-priced properties generally show lower yields due to purchase price premiums in desirable locations.
How have Dublin rents and yields evolved over recent years?
Dublin's rental market has experienced unprecedented growth over the past five years, with rents increasing approximately 117% between January 2015 and January 2025.
The most dramatic increases occurred during 2021-2022, when annual rent growth peaked near 15%. Recent moderation has seen growth rates settle around 5-8% annually, though this remains significantly above European averages.
Year-on-year changes as of June 2025 show rents up 5.8% in Dublin compared to 8.6% in the rest of Ireland. This moderation in Dublin reflects temporary supply increases from build-to-rent developments completed in 2022-2023.
Rental yields have remained relatively stable despite price increases, as both purchase prices and rents have risen proportionally. Gross yields have compressed slightly from 8.1% to 7.5% as purchase price inflation outpaced rental growth in some segments.
It's something we develop in our Ireland property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Ireland versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Short-term vs long-term rental returns in Dublin
Short-term rental returns in Dublin can potentially exceed long-term yields by 20-30%, but face significant regulatory restrictions and operational complexity.
Dublin's short-term rental regulations limit Airbnb-style lettings to maximum 90 nights annually for principal residences, while non-principal residences require planning permission for short-term use. These restrictions have dramatically reduced the viability of short-term rental business models.
Properties qualifying for short-term rental can achieve daily rates of €80-150 for one-bedroom units and €120-250 for larger properties during peak periods. However, seasonal fluctuations, higher vacancy rates, and management costs offset much of the premium.
Long-term rentals provide stable monthly income with minimal vacancy risk in Dublin's tight market. Properties typically rent within days to weeks, and tenant turnover remains low due to limited alternative options.
Current market conditions favor long-term rental strategies for most investors, offering predictable returns without regulatory compliance risks or intensive management requirements.
Typical vacancy rates and time to rent properties
Dublin maintains one of Europe's tightest rental markets, with vacancy rates estimated below 2% across most property types and areas.
Time to rent varies significantly by property type and pricing strategy, with competitively priced properties often receiving multiple applications within 24-48 hours of listing. Premium properties may take 1-2 weeks to secure suitable tenants.
Studio and one-bedroom apartments typically rent fastest, often within 3-7 days, reflecting high demand from young professionals and international workers. Family-sized properties may take longer due to smaller tenant pool but rarely exceed 2-3 weeks in desirable areas.
Seasonal patterns show strongest demand during August-October as students and professionals relocate, with slightly longer letting periods during December-February. However, overall market tightness means properties rarely remain vacant for extended periods.
Landlords pricing properties at or slightly below market rates can expect immediate interest, while premium pricing strategies may extend vacancy periods but potentially achieve higher long-term returns.
Who are Dublin's typical renters and what do they seek?
Dublin's rental market is dominated by young professionals working in technology, financial services, and multinational corporations, representing approximately 60% of tenants.
International professionals and expats constitute a significant portion of the premium rental market, often seeking furnished properties with flexible lease terms and proximity to business districts. This demographic typically prioritizes modern amenities, reliable internet, and transport connectivity.
Students represent approximately 15% of the rental market, concentrated around university areas and seeking affordable shared accommodation. Student housing demand peaks in August-September, creating seasonal pricing fluctuations in certain neighborhoods.
Families increasingly compete for rental properties due to homeownership affordability challenges, seeking three-bedroom properties in suburban areas with school access and parking facilities.
Professional house shares have become common, with 2-3 working adults sharing larger properties to manage high rental costs. This trend has increased demand for 3-4 bedroom properties with multiple bathrooms and separate living areas.
How does Dublin compare to other European rental markets?
Dublin's rental market positions competitively among major European capitals, offering higher yields than most comparable cities despite elevated rental costs.
| City | Average 1-Bed Rent | Average Gross Yield | Cost of Living Index | Market Characteristics |
|---|---|---|---|---|
| Dublin | €2,000 | 7.0-7.5% | High | Strong demand, limited supply |
| Amsterdam | €2,300 | 4.0-4.5% | Very High | Most expensive, lower yields |
| Berlin | €1,100 | 3.0-3.5% | Medium | Rent controls, lower returns |
| Copenhagen | €1,600 | 3.5-4.0% | Very High | Regulated market |
| Vienna | €1,200 | 3.5-4.5% | Medium | Social housing dominance |
Dublin offers superior rental yields compared to other major European cities, compensating for higher entry costs with stronger cash flow potential. The city's economic growth and limited housing supply continue to support rental premiums.
It's something we develop in our Ireland property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Dublin's rental market remains one of Europe's most dynamic, driven by continued economic growth and chronic housing undersupply.
While rental costs have reached challenging levels for tenants, investors benefit from strong yields and minimal vacancy risk, making Dublin property investment attractive despite high entry costs.
Sources
- The Irish Times - Rent inflation in Dublin accelerates
- Global Property Guide - Ireland's Residential Property Market Analysis 2025
- Statista - Dublin one-bedroom rent by area 2024
- Statista - Dublin two-bedroom rent by area 2024
- Investropa - Dublin real estate market statistics
- Global Property Guide - Rental Yields in Ireland 2025
- World Property Journal - Ireland's Residential Rents Surge 2025
- The Irish Times - Average rents cross €2,000 for first time