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
This article breaks down what rental yields actually look like in Dublin right now, from gross and net returns to the neighborhoods with the best numbers.
We constantly update this blog post to reflect the latest market data and trends.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Dublin.
Insights
- Dublin's average gross rental yield sits around 5.2% in early 2026, but apartment investors often see net returns drop to 3.6% or less once service charges and sinking funds are factored in.
- The yield gap between Dublin's highest and lowest neighborhoods reaches roughly 2.5 percentage points, with areas like Tallaght delivering 5.8% to 6.5% gross compared to 3.8% to 4.6% in Ballsbridge.
- Two-bedroom apartments remain Dublin's most liquid rental investment because demand spans couples, sharers, and small families, meaning faster re-letting and fewer void days.
- MetroLink construction is expected to lift rental demand in Swords, Ballymun, and Glasnevin, making these areas worth watching for future rent growth.
- Dublin landlords should budget around 5% of annual rent as a vacancy buffer, even though actual void periods often average just 11 days per year.
- Apartment service charges and sinking funds are one of the biggest drags on net yield in Dublin, sometimes shaving more than a full percentage point off gross returns.
- Full-service property management in Dublin typically costs 8% to 12% of monthly rent plus VAT, with tenant-find fees adding roughly one month's rent.
- Dublin's rent-to-price ratio of around 5.2% means a property renting for €2,500 per month would typically cost around €575,000 to purchase.
What are the rental yields in Dublin as of 2026?
What's the average gross rental yield in Dublin as of 2026?
As of early 2026, the average gross rental yield in Dublin across all residential property types sits at approximately 5.2%.
Most typical Dublin investment properties fall within a range of about 4.6% to 6.0% gross, depending on location and property type.
Dublin's average gross yield is broadly in line with other major Irish cities, though slightly compressed because purchase prices are significantly higher relative to rents.
The single most important factor shaping gross yields in Dublin right now is persistently high purchase prices, which have continued rising even as rent growth has moderated from its 2022-2023 peaks.
What's the average net rental yield in Dublin as of 2026?
As of early 2026, the average net rental yield in Dublin across all residential property types is approximately 3.6%.
Dublin landlords typically see a gap of around 1.5 to 1.6 percentage points between gross and net yields, larger than many investors initially expect.
The expense that most significantly reduces gross yield to net in Dublin is apartment service charges combined with sinking fund contributions, a substantial cost that houses avoid.
Most standard Dublin investment properties deliver net yields of 3.0% to 4.2%, with variation largely driven by whether the property is an apartment with high ongoing charges or a house with lower fixed costs.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Dublin.
We made this infographic to show you how property prices in Ireland compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Dublin in 2026?
In Dublin's early 2026 market, a gross rental yield of 5.5% or higher is generally considered "good," while a net yield of 3.8% or above is what experienced landlords target.
The line separating average from high-performing properties typically falls around that 5.5% gross mark, because achieving this usually requires buying in a value-priced area or finding an underpriced property.
How much do yields vary by neighborhood in Dublin as of 2026?
As of early 2026, the spread in gross rental yields between Dublin's highest-yield and lowest-yield neighborhoods is roughly 2.5 percentage points.
Neighborhoods delivering the highest yields are those where purchase prices remain affordable but renter demand stays steady, such as Tallaght, Clondalkin, Ballymun, Finglas, Ballyfermot, and Coolock, often seeing gross yields of 5.8% to 6.5%.
The lowest-yield neighborhoods are Dublin's premium south-city and coastal areas like Ballsbridge, Donnybrook, Sandymount, Ranelagh, Rathmines, Dalkey, and Blackrock, where gross yields compress to 3.8% to 4.6%.
Yields vary so dramatically because purchase prices in prime areas run far ahead of what rents can support, while more affordable suburbs offer better rent-to-price ratios.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Dublin.
How much do yields vary by property type in Dublin as of 2026?
As of early 2026, gross rental yields in Dublin range from around 4.5% for larger family houses in prime areas up to 6.5% for well-located studios and one-beds in value-priced neighborhoods.
Studios and one-bedroom apartments deliver the highest average gross yields because rent per euro of purchase price is strongest for smaller units.
Larger three to four bedroom houses in premium areas deliver the lowest gross yields because purchase prices jump faster than rents, though these properties attract more stable tenants.
The key reason yields differ by property type is the service charge factor: apartments may look attractive on gross yield, but net returns can be significantly eroded by ongoing management fees and sinking funds.
By the way, you might want to read the following:
What's the typical vacancy rate in Dublin as of 2026?
As of early 2026, a practical vacancy assumption for Dublin landlords is around 3%, roughly 11 vacant days per year for a well-managed property.
Across Dublin neighborhoods, vacancy rates realistically range from 2% in high-demand inner-city areas to around 6% in less central locations.
The main factor keeping vacancy rates low is persistently tight rental supply, with Daft.ie data showing historically low availability that allows landlords to re-let quickly.
Dublin's vacancy rate remains well below the national average, reflecting the concentration of employment, universities, and amenities that keeps renter demand structurally higher.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Dublin.
What's the rent-to-price ratio in Dublin as of 2026?
As of early 2026, the average rent-to-price ratio in Dublin across all property types is approximately 5.2%, meaning annual rent divided by purchase price lands in the low-to-mid single digits.
For buy-to-let investors in Dublin, a rent-to-price ratio of around 5.5% or higher is considered favorable, and this ratio is essentially the same as gross yield on an unlevered basis.
Dublin's rent-to-price ratio is typical for a major European capital with high demand and constrained supply, similar to Amsterdam or Munich where strong employment markets push up both rents and prices.
We have made this infographic to give you a quick and clear snapshot of the property market in Ireland. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Dublin give the best yields as of 2026?
Where are the highest-yield areas in Dublin as of 2026?
As of early 2026, the top highest-yield neighborhoods in Dublin include Tallaght, Clondalkin, and Ballymun, along with Finglas, Ballyfermot, Coolock, and parts of Blanchardstown.
In these high-yield Dublin neighborhoods, investors can typically expect gross yields of 5.8% to 6.5%, significantly above the citywide average of around 5.2%.
The main characteristic these areas share is that purchase prices remain relatively affordable while renter demand stays persistent, often driven by good commuting links, nearby hospitals, or large employers.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Dublin.
Where are the lowest-yield areas in Dublin as of 2026?
As of early 2026, the lowest-yield neighborhoods in Dublin are premium south-city and coastal areas, including Ballsbridge, Donnybrook, Sandymount, Ranelagh, Rathmines, Dalkey, Killiney, and Blackrock.
In these low-yield Dublin neighborhoods, gross rental yields typically compress to just 3.8% to 4.6%, well below the citywide average.
The main reason yields are compressed is that buyers pay heavily for lifestyle factors, school catchments, and prestige, pushing prices to levels rents cannot match.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Dublin.
Which areas have the lowest vacancy in Dublin as of 2026?
As of early 2026, neighborhoods with the lowest residential vacancy rates in Dublin include Drumcondra, Phibsborough, Smithfield, Stoneybatter, Docklands, Grand Canal Dock, and Rathmines.
In these low-vacancy areas, landlords often experience vacancy rates of just 1% to 2%, meaning properties sit empty for less than a week between tenancies.
The main demand driver is proximity to major hospitals, the inner-city employment core, universities, and dense public transport corridors.
The trade-off is that purchase prices are often elevated, compressing yields and meaning you pay a premium for consistent rental income.
Which areas have the most renter demand in Dublin right now?
The neighborhoods with the strongest renter demand in Dublin include Docklands, Grand Canal Dock, Smithfield, Stoneybatter, and the south inner suburbs of Rathmines, Ranelagh, and Portobello.
The renter profile driving demand is young professionals in tech, financial services, and professional sectors who prioritize commuting convenience and access to amenities.
In these high-demand neighborhoods, rental listings typically get filled within days, with well-priced properties often receiving multiple inquiries on the first day.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Dublin.
Which upcoming projects could boost rents and rental yields in Dublin as of 2026?
As of early 2026, the top infrastructure projects expected to boost Dublin rents are MetroLink (Swords through the airport to city core), DART+ (expanding rail capacity), and the Poolbeg West SDZ development.
The neighborhoods most likely to benefit include Swords, Ballymun, Glasnevin, and inner-city station catchments for MetroLink, northern coastal areas for DART+, and Ringsend and Docklands for Poolbeg West.
Once completed, investors in affected neighborhoods might realistically expect rent increases of 5% to 15% above baseline growth, depending on proximity to new stations or amenities.
You'll find our latest property market analysis about Dublin here.
Get fresh and reliable information about the market in Dublin
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What property type should I buy for renting in Dublin as of 2026?
Between studios and larger units in Dublin, which performs best in 2026?
As of early 2026, two-bedroom apartments generally perform best in Dublin when balancing rental yield against occupancy stability and operational ease.
Studios and one-beds typically deliver gross yields of 5.5% to 6.5% (around €1,800 to €2,200 monthly, or $1,950 to $2,400 USD), while two-beds yield 5.0% to 5.8% (€2,400 to €2,800 monthly, or $2,600 to $3,050 USD).
Two-beds outperform in practice because demand is extremely broad, spanning couples, sharers, and small families, meaning faster re-letting and lower void periods.
That said, studios can be the better choice if targeting student tenants near universities or young professionals who prioritize location over space.
What property types are in most demand in Dublin as of 2026?
As of early 2026, the most in-demand property type in Dublin is the two-bedroom apartment, which sees the fastest letting times and strongest tenant interest.
The top three property types by tenant demand are two-bedroom apartments, two to three bedroom houses, and one-bedroom apartments.
The primary trend driving this pattern is Dublin's large population of young professionals and small households needing affordable, well-located homes that balance space with commuting practicality.
One property type currently underperforming is the large four-plus bedroom detached house in suburban areas, which appeals to a smaller pool and often sits on the market longer.
What unit size has the best yield per m² in Dublin as of 2026?
As of early 2026, units in the 45 to 65 square meter range, typically one-bedroom and smaller two-bedroom apartments, deliver the best gross rental yield per m² in Dublin.
For this optimal unit size, typical gross rental yield per m² is roughly €35 to €45 per month (around $38 to $49 USD), translating to strong returns relative to purchase price per square meter.
Smaller studios and larger units have lower yield per m² because studios command slightly lower absolute rents that don't compensate for high prices, while larger units see diminishing rent premiums as tenants are less willing to pay proportionally more for extra space.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Dublin.
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.
What costs cut my net yield in Dublin as of 2026?
What are typical property taxes and recurring local fees in Dublin as of 2026?
As of early 2026, annual Local Property Tax for a typical Dublin rental apartment valued at €400,000 to €600,000 is roughly €500 to €1,000 per year (approximately $545 to $1,090 USD).
Beyond property tax, Dublin apartment landlords must budget for annual service charges and sinking fund contributions, which can range from €1,500 to €3,500 or more (roughly $1,635 to $3,815 USD).
Combined, these taxes and fees typically represent around 5% to 10% of gross rental income for Dublin apartments, though houses without service charges sit at the lower end.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Dublin.
What insurance, maintenance, and annual repair costs should landlords budget in Dublin right now?
Annual landlord insurance for a typical Dublin rental property costs around €300 to €600 (approximately $325 to $655 USD), varying by property type and coverage level.
For maintenance and repairs, Dublin landlords should budget approximately 0.7% to 1.0% of property value per year, which for a €500,000 property works out to roughly €3,500 to €5,000 annually ($3,815 to $5,450 USD).
The repair expense that most commonly catches Dublin landlords off guard is boiler replacement or heating system failures, which can cost €2,000 to €4,000 with little warning.
Combined, Dublin landlords should budget around €4,000 to €6,000 per year ($4,360 to $6,540 USD) for insurance, maintenance, and repairs on a typical investment property.
Which utilities do landlords typically pay, and what do they cost in Dublin right now?
In Dublin, tenants typically pay day-to-day utilities including electricity, gas, and internet, while landlords generally only cover utilities during vacant periods or in all-inclusive arrangements.
When landlords do cover utilities, estimated monthly cost is around €150 to €250 ($165 to $275 USD) for a typical apartment, covering electricity, gas, and basic services.
What does full-service property management cost, including leasing, in Dublin as of 2026?
As of early 2026, full-service property management in Dublin costs between 8% and 12% of monthly rent plus VAT at 23%, which for a €2,500 property works out to roughly €200 to €300 monthly ($220 to $330 USD) before tax.
On top of ongoing fees, the typical tenant-find fee is around one month's rent plus VAT, so for that same €2,500 property, expect roughly €3,075 ($3,350 USD) each time you find a new tenant.
What's a realistic vacancy buffer in Dublin as of 2026?
As of early 2026, Dublin landlords should set aside approximately 5% of annual rental income as a vacancy buffer to cover void periods, cleaning, minor repairs, and re-letting friction.
In practice, typical vacant weeks per year for a well-managed Dublin rental property is around one to two weeks, though budget conservatively for tenant turnover and unexpected repairs.
Buying real estate in Dublin can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Dublin, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| CSO - Residential Property Price Index | Ireland's official statistics agency and the baseline price trend series. | We used RPPI to anchor Dublin purchase price trends into early 2026. We cross-checked against market reports for typical prices used in yield estimates. |
| RTB/ESRI Rent Index | The most credible rent dataset based on registered tenancies showing actual rents paid. | We used RTB/ESRI as the anchor for actual rents in Dublin. We triangulated with Daft's asking-rent index for early 2026 estimates. |
| ESRI - RTB Quarterly Reports | Ireland's leading policy research institute with clear methodological definitions. | We used ESRI's definitions to stay consistent on new versus existing tenancies. We avoided mixing asking rents and rents paid without adjustment. |
| RTB Director's Quarterly Update | Summarizes RTB/ESRI trends using official registration data. | We used it to sanity-check Dublin rent growth direction heading into 2026. We cross-checked against Daft's index. |
| Daft.ie Rental Report (Q3 2025) | Widely cited rent index with transparent methodology and Dublin-specific benchmarks. | We used Daft to pin down market asking rent levels and quarterly momentum. We adjusted late-2025 benchmarks for January 2026. |
| Daft.ie House Price Report (Q3 2025) | The most-followed Irish house price report with Dublin segment benchmarks. | We used it to anchor typical Dublin purchase prices for common investor stock. We applied CSO's trend to move benchmarks into early 2026. |
| Daft.ie House Price Report - Year in Review (Q4 2025) | Daft's latest year-end consolidation of price trends. | We used it to confirm price inflation was moderating into 2026. We kept our price step-up conservative. |
| MyHome.ie Property Report (Q3 2025) | Another large portal with a long-running, method-consistent report. | We used MyHome as a second price lens to reduce dependence on Daft. We cross-checked our Dublin price assumptions. |
| Property Price Register (PSRA) | Official register of declared transaction prices for stamp duty reporting. | We used it as a reality check on actual transaction prices. We validated that our typical Dublin prices are plausible. |
| GeoDirectory/EY - Residential Buildings Report (Q2 2025) | Well-known housing stock and vacancy source built from address-level data. | We used it to triangulate vacancy conditions around Dublin. We interpreted vacancy pressure alongside rent and price series. |
| Revenue - LPT Bands and Rates | Official tax authority page defining the LPT system for 2026. | We used it to estimate annual LPT costs for typical Dublin values. We translated that into net yield drag. |
| Citizens Information - Water Charges | Government-backed public guidance source for charges and entitlements. | We used it to explain most households aren't paying standard water bills. We treated water as a minor conditional cost. |
| CRU - Electricity Network Charges 2025/26 | National energy regulator publishing official network charge impacts. | We used it to anchor the regulated component of electricity costs. We supported realistic utilities budget ranges. |
| SEAI - Energy Price Statistics | Ireland's national energy authority with consistent, comparable price statistics. | We used it to frame typical electricity and gas cost levels. We converted those into landlord budgeting ranges. |
| SCSI - Real Cost of Apartment Block Maintenance | Chartered surveyors' industry standard guidance on Irish building costs. | We used it to justify why apartment service charges matter for net yields. We reflected that as a net yield headwind versus houses. |
| TII - MetroLink Project Page | State infrastructure delivery body's definitive MetroLink description. | We used it to identify future renter demand drivers around stations. We named neighborhoods likely to see rental uplift. |
| DART+ Programme Official Site | Official information source with milestone updates and approvals. | We used it to connect rent pressure to improved rail access in north and coastal corridors. We mapped to relevant micro-areas. |
| Dublin City Council - Poolbeg West SDZ | Planning authority's official development framework. | We used it to highlight the pipeline of new homes near Docklands. We treated it as a medium-term rent catalyst. |
| DLRCC - Cherrywood SDZ | Statutory planning framework for one of Dublin's biggest growth nodes. | We used it to ground upcoming projects in a real pipeline. We linked Cherrywood's buildout to rental demand in south Dublin. |
Get the full checklist for your due diligence in Dublin
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts