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SUMMARY
We analyzed apartment rental yields in Dublin, as of May 2026, for residential apartment buyers, using the raw dataset provided and rebuilding the market picture around purchase prices, monthly rents, gross yields, and net yields.
This tracker is designed for foreign individual buyers who want a practical view of rental income in Dublin, not a broker-style sales pitch or a valuation certificate.
We update this page regularly, so the numbers should be read as a current Dublin apartment yield snapshot for 2026, not as a permanent forecast.
The main finding is clear: Dublin studios usually produce the strongest rental yield because small apartments rent efficiently compared with their purchase price.
Across the dataset, studios average about 5.7% net yield, 1-bedroom apartments average about 5.3%, and 2-bedroom apartments average about 4.7%.
Tallaght has the highest headline yields, with 7.1% net yield for studios, 6.7% for 1-bedroom apartments, and 6.2% for 2-bedroom apartments. The trade-off is higher liquidity, tenant-screening, and micro-location risk.
Among more central or broadly livable areas, Phibsborough, Drumcondra, Kilmainham, Stoneybatter, Smithfield, and Sandyford look strongest for apartment rental yields in Dublin.
The weakest pure-yield areas are Ballsbridge, Grand Canal Dock, Ranelagh, and parts of Blackrock, especially for larger apartments. These are desirable places to live, but purchase prices absorb much of the rent.
For stable rental income rather than maximum yield, Ranelagh, Blackrock, Clontarf, Dundrum, Grand Canal Dock, and Sandyford offer deeper tenant demand and better resale logic.
For a beginner foreign buyer, the safest Dublin strategy is usually a well-located studio or 1-bedroom apartment in a connected area, bought in a well-managed block with realistic service charges.
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Neighborhoods and apartment rental yields in Dublin in 2026
This table compares apartment rental yields in Dublin by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Dublin.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Ballsbridge | €335,000 | €1,850 | 6.6% | 4.8% | €465,000 | €2,450 | 6.3% | 4.6% | €675,000 | €3,150 | 5.6% | 3.9% |
| Blackrock | €300,000 | €1,700 | 6.8% | 5.2% | €410,000 | €2,250 | 6.6% | 4.9% | €570,000 | €2,850 | 6.0% | 4.4% |
| Clontarf | €285,000 | €1,650 | 6.9% | 5.3% | €390,000 | €2,150 | 6.6% | 5.0% | €540,000 | €2,700 | 6.0% | 4.4% |
| Drumcondra | €235,000 | €1,600 | 8.2% | 6.2% | €320,000 | €2,050 | 7.7% | 5.8% | €430,000 | €2,500 | 7.0% | 5.1% |
| Dundrum | €285,000 | €1,700 | 7.2% | 5.4% | €385,000 | €2,200 | 6.9% | 5.1% | €525,000 | €2,700 | 6.2% | 4.5% |
| Grand Canal Dock | €375,000 | €2,100 | 6.7% | 4.9% | €525,000 | €2,750 | 6.3% | 4.5% | €760,000 | €3,600 | 5.7% | 4.0% |
| Kilmainham | €240,000 | €1,600 | 8.0% | 6.1% | €330,000 | €2,050 | 7.5% | 5.6% | €440,000 | €2,500 | 6.8% | 5.0% |
| North Docklands/IFSC | €330,000 | €1,950 | 7.1% | 5.2% | €465,000 | €2,550 | 6.6% | 4.7% | €650,000 | €3,300 | 6.1% | 4.3% |
| Phibsborough | €230,000 | €1,600 | 8.3% | 6.3% | €315,000 | €2,050 | 7.8% | 5.9% | €415,000 | €2,450 | 7.1% | 5.2% |
| Ranelagh | €320,000 | €1,850 | 6.9% | 5.3% | €445,000 | €2,400 | 6.5% | 4.9% | €650,000 | €3,100 | 5.7% | 4.2% |
| Rathmines | €295,000 | €1,800 | 7.3% | 5.6% | €405,000 | €2,325 | 6.9% | 5.2% | €580,000 | €2,950 | 6.1% | 4.5% |
| Sandyford | €255,000 | €1,650 | 7.8% | 5.9% | €350,000 | €2,150 | 7.4% | 5.5% | €470,000 | €2,650 | 6.8% | 4.9% |
| Smithfield | €270,000 | €1,750 | 7.8% | 5.9% | €365,000 | €2,250 | 7.4% | 5.5% | €500,000 | €2,800 | 6.7% | 4.9% |
| Stoneybatter | €255,000 | €1,700 | 8.0% | 6.1% | €345,000 | €2,175 | 7.6% | 5.7% | €465,000 | €2,650 | 6.8% | 5.0% |
| Tallaght | €185,000 | €1,450 | 9.4% | 7.1% | €250,000 | €1,850 | 8.9% | 6.7% | €320,000 | €2,250 | 8.4% | 6.2% |
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 offer the best net yield among areas people actually want to live in Dublin?
The best net-yield neighborhoods among areas people actually want to live in Dublin are Phibsborough, Drumcondra, Kilmainham, Stoneybatter, Smithfield, and Sandyford.
These areas are not the cheapest parts of Dublin, but they give a strong mix of tenant demand, city access, and prices that still leave room for rental income.
Phibsborough is the clearest central example. A studio is modelled at €230,000 with €1,600 monthly rent, producing 8.3% gross yield and 6.3% net yield.
Drumcondra is almost as strong, with 6.2% net yield for studios, 5.8% for 1-bedroom apartments, and 5.1% for 2-bedroom apartments.
Kilmainham and Stoneybatter also stand out because their smaller apartments produce net yields above 5.5% while staying below prime southside entry prices.
The practical takeaway is that beginner buyers should not read Dublin only through prestigious addresses. The better income logic is often in connected mid-central areas where renters pay for access, not status.
Where can I find apartments with above-average yields and below-average entry prices in Dublin?
The clearest Dublin areas with above-average yields and below-average entry prices are Phibsborough, Drumcondra, Kilmainham, Stoneybatter, Sandyford, and Tallaght.
For 1-bedroom apartments, the table shows €315,000 in Phibsborough, €320,000 in Drumcondra, €330,000 in Kilmainham, €345,000 in Stoneybatter, and €350,000 in Sandyford.
Those entry prices sit below many prime Dublin areas, but the rental figures are still strong. The same 1-bedroom apartments produce net yields from 5.5% to 5.9% in these neighborhoods.
Tallaght is cheaper again, with a 1-bedroom apartment modelled at €250,000 and €1,850 monthly rent, giving 8.9% gross yield and 6.7% net yield.
The honest interpretation is that Tallaght should be treated separately. The yield is excellent, but the buyer must price in weaker resale depth, more careful tenant screening, and stronger dependence on the exact block and transport position.
For a foreign individual buyer, the more balanced below-average-entry choices are usually Phibsborough, Drumcondra, Kilmainham, Stoneybatter, and Sandyford.
Where does the rent level justify the purchase price most clearly in Dublin?
The rent level justifies the purchase price most clearly in Phibsborough, Drumcondra, Kilmainham, Smithfield, Stoneybatter, and Sandyford.
These neighborhoods show a better rent-to-price relationship than the premium districts, without relying only on very low prices.
Phibsborough gives a strong example. A 1-bedroom apartment is modelled at €315,000 with €2,050 monthly rent, producing 7.8% gross yield and 5.9% net yield.
Smithfield also looks rational. A 1-bedroom apartment costs about €365,000 and rents for €2,250 per month, which supports 7.4% gross yield and 5.5% net yield.
Grand Canal Dock has much higher rents, but the purchase price absorbs the income advantage. A 1-bedroom apartment there rents for €2,750 per month, but the estimated €525,000 purchase price brings the net yield down to 4.5%.
The real signal is not the biggest monthly rent. It is whether the rent is high enough relative to the capital you must commit.
We have actually built the our real estate pack about Dublin to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Dublin?
The best places to buy for stable rental income rather than maximum yield in Dublin are Ranelagh, Blackrock, Clontarf, Dundrum, Grand Canal Dock, and Sandyford.
These areas do not always produce the highest net rental yield in Dublin, but they usually offer deeper tenant pools and better resale liquidity.
Ranelagh is a good example of this trade-off. A 1-bedroom apartment is modelled at €445,000 with €2,400 monthly rent and 4.9% net yield, which is solid rather than spectacular.
Blackrock also gives stability rather than top yield. Its 1-bedroom apartments show €410,000 purchase price, €2,250 monthly rent, and 4.9% net yield.
Grand Canal Dock is expensive, but rental demand is supported by high-income professional tenants and multinational-sector demand. A 2-bedroom apartment rents for €3,600 per month, even though the net yield is only 4.0%.
For a cautious beginner, a lower yield can be acceptable when the apartment is easier to rent, easier to resell, and located in a market that many tenants already understand.
Which apartment type gives the best return for the lowest total investment in Dublin?
The best Dublin apartment type for return versus total investment is usually the studio apartment, followed by the 1-bedroom apartment.
The table shows why. Studios average about €280,000 to buy and produce about 5.7% net yield, while 1-bedroom apartments average about €384,000 and produce about 5.3% net yield.
Two-bedroom apartments earn higher rent in euros, but the capital requirement is much heavier. The average 2-bedroom price in the table is about €533,000, and the average net yield is about 4.7%.
This pattern is clear in Grand Canal Dock. A 2-bedroom apartment rents for €3,600 per month, but the €760,000 purchase price pulls net yield down to 4.0%.
Studios work in Dublin because demand from single professionals, students, international workers, and people priced out of larger units is deep.
For most foreign beginners, the safer compromise is a compliant, bright, well-located 1-bedroom apartment in Phibsborough, Drumcondra, Kilmainham, Smithfield, Stoneybatter, or Sandyford.
We give you more details in the our real estate pack about Dublin.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Dublin?
The Dublin neighborhoods that offer strong rental income with lower vacancy risk are Grand Canal Dock, North Docklands/IFSC, Ranelagh, Sandyford, Dundrum, and Blackrock.
These areas have high rent levels because tenant demand is broad and practical, not only because the areas are expensive.
Grand Canal Dock 1-bedroom apartments are modelled at €2,750 per month, while North Docklands/IFSC 1-bedroom apartments are modelled at €2,550 per month.
Ranelagh also has strong renter depth, with a 1-bedroom rent of €2,400 per month and a 2-bedroom rent of €3,100 per month.
Sandyford is less central, but it has a strong professional tenant base. A 1-bedroom apartment is modelled at €350,000 with €2,150 monthly rent and 5.5% net yield.
The honest interpretation is that vacancy risk in Dublin is generally low, but it is lowest when rent, transport, employment access, and building quality all point in the same direction.
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.
Which areas look overpriced relative to their rental income in Dublin?
The areas that look most overpriced relative to rental income in Dublin are Ballsbridge, Grand Canal Dock, Ranelagh, and parts of Blackrock.
These are not weak neighborhoods. They are desirable, liquid, and often easier to understand for foreign buyers, but the purchase prices are high relative to rent.
Ballsbridge 2-bedroom apartments are modelled at €675,000 with €3,150 monthly rent. That produces 5.6% gross yield and only 3.9% net yield.
Grand Canal Dock has the same issue at a higher ticket size. A 2-bedroom apartment is modelled at €760,000 and €3,600 monthly rent, but the net yield is only 4.0%.
Ranelagh 2-bedroom apartments also look less efficient for income investors, with €650,000 purchase price, €3,100 monthly rent, and 4.2% net yield.
The trade-off is simple. These areas can make sense for lifestyle, liquidity, and capital preservation, but they are weaker if the buyer's main goal is rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Dublin?
Beginner buyers should be careful with Tallaght and weaker older apartment blocks in otherwise attractive Dublin areas, even when the headline yield looks strong.
Tallaght has the best table numbers, with 7.1% net yield for studios, 6.7% for 1-bedroom apartments, and 6.2% for 2-bedroom apartments.
Those yields are attractive, but the risk is not the arithmetic. The risk is resale liquidity, tenant screening, building quality, and exact micro-location.
A cheaper apartment can produce a higher yield because the purchase price is low, not because the rental demand is safer or deeper.
Phibsborough, Kilmainham, and Stoneybatter can also be excellent, but the wrong block can create service-charge, maintenance, fire-safety, or management-company risk.
Tallaght is not an automatic avoid. It is a warning that a hands-off foreign beginner should only buy there when the transport position, building management, and purchase discount are very clear.
Which neighborhoods look risky even though the rental yield is high in Dublin?
The Dublin neighborhoods that can look risky despite high yield are Tallaght, some lower-quality Phibsborough blocks, and weaker older stock in Kilmainham or Stoneybatter.
The headline yield can be high because entry prices are low. That does not automatically mean the risk-adjusted return is better.
Phibsborough has excellent numbers, with 6.3% net yield for studios and 5.9% for 1-bedroom apartments. But building quality can change the real return quickly.
Kilmainham also looks strong, with a 1-bedroom apartment at €330,000, €2,050 monthly rent, and 5.6% net yield.
The risk is that service charges, repair costs, energy performance, fire-safety works, and management-company problems can reduce net yield faster than a beginner expects.
The safer version of the strategy is to buy a slightly lower-yielding apartment in a better-managed block in Smithfield, Drumcondra, Sandyford, Dundrum, or Blackrock.
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What neighborhoods should I avoid when buying a rental apartment in Dublin?
When buying a rental apartment in Dublin, the avoid list is less about banning whole neighborhoods and more about avoiding weak versions of otherwise investable areas.
For beginners, the highest-risk choices are poorly connected peripheral blocks, weakly managed older apartment schemes, and prestige areas bought only for yield.
Be cautious in Tallaght unless the apartment is near transport, priced at a clear discount, and located in a well-managed block. The 1-bedroom net yield of 6.7% is strong, but it comes with more selection risk.
Be cautious in Ballsbridge if your main goal is income. The 2-bedroom net yield is only 3.9%, despite monthly rent of €3,150.
Be cautious in Grand Canal Dock for pure yield. A 1-bedroom apartment rents for €2,750 per month, but the €525,000 purchase price limits the net yield to 4.5%.
Also be selective in Phibsborough, Kilmainham, and Stoneybatter. These areas can be excellent, but an older or badly managed building can turn a strong gross yield into a disappointing net return.
The simple beginner rule is this: avoid Dublin apartments where the only attractive feature is either a cheap price or a prestigious address.
Which neighborhoods are seeing rental demand weaken, and why, in Dublin?
Rental demand is not broadly weak in Dublin, but relative demand looks more selective in premium high-rent areas and weaker peripheral stock.
Grand Canal Dock, Ballsbridge, and North Docklands still have high rents, but affordability narrows the tenant pool at the top end.
Grand Canal Dock 2-bedroom apartments are modelled at €3,600 monthly rent, while North Docklands/IFSC 2-bedroom apartments are modelled at €3,300. Those rents need high-income tenants, corporate budgets, or sharers.
Ballsbridge 2-bedroom apartments also require a strong tenant budget, with €3,150 monthly rent and a purchase price of €675,000.
In peripheral areas, the problem is different. Demand can soften when the apartment is far from Luas, DART, strong bus corridors, or major employment hubs.
The practical conclusion is that Dublin's overall rental shortage helps landlords, but it does not make every apartment equally easy to rent at any price.
Which neighborhoods are seeing new developments that could create stronger rental demand in Dublin?
The Dublin neighborhoods where development could support stronger rental demand are North Docklands/IFSC, Grand Canal Dock, Sandyford, Drumcondra/Glasnevin, and northside corridors linked to future transport upgrades.
The Docklands already benefit from office, amenity, and international-worker demand. That is why Grand Canal Dock and North Docklands show some of the highest monthly rents in the table.
Grand Canal Dock 1-bedroom apartments rent for €2,750 per month, while North Docklands/IFSC 1-bedroom apartments rent for €2,550 per month.
Sandyford is another development-supported rental market because professional employment and Luas access keep the tenant base deep. The 1-bedroom net yield is 5.5%, which is strong for a more stable suburban-professional location.
Drumcondra and Glasnevin-linked demand is more about city access, education, hospitals, and future northside transport improvement than about luxury pricing.
The final recommendation is to avoid paying too much for future transport promises. Buy where the rental demand already exists, then treat future development as upside.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Ireland. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Dublin?
The Dublin neighborhoods that have become less attractive for yield investors are mainly Ballsbridge, Grand Canal Dock, Ranelagh, and parts of Blackrock.
The issue is not weak demand. The issue is that prices are high enough to compress the rental yield.
Grand Canal Dock is the clearest example. A 1-bedroom apartment rents for €2,750 per month, but the modelled price of €525,000 leaves a 4.5% net yield.
Ballsbridge 2-bedroom apartments show the same pattern. The monthly rent is €3,150, but the purchase price is €675,000 and the net yield is only 3.9%.
Ranelagh remains a strong rental address, but larger apartments are not especially efficient. A 2-bedroom apartment is modelled at €650,000 with 4.2% net yield.
The practical conclusion is that these areas are not bad investments by definition. They are simply less attractive for a buyer whose main priority is apartment rental yield in Dublin.
Which apartment types are becoming harder to rent in Dublin, and in which neighborhoods?
The apartment type becoming harder to rent at attractive yields in Dublin is the expensive 2-bedroom apartment in premium areas.
This is most visible in Grand Canal Dock, Ballsbridge, Ranelagh, and Blackrock, where rents are high but prices are higher.
A Grand Canal Dock 2-bedroom apartment is modelled at €760,000 with €3,600 monthly rent and only 4.0% net yield.
Ballsbridge 2-bedroom apartments are modelled at €675,000 with €3,150 monthly rent and 3.9% net yield.
Those apartments can still rent, but the tenant pool is narrower. The owner is usually looking for a high-income couple, senior professional, corporate tenant, or sharers who can absorb a rent above €3,000 per month.
By contrast, good studios and 1-bedroom apartments remain the most liquid beginner products. They match the budgets of single professionals, international workers, and renters priced out of larger units.
The practical rule is to buy tenant depth, not just apartment size. In Dublin, compact apartments in connected areas usually make more sense for beginner yield investors than large premium units.
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INSIGHTS
These insights are drawn from the Dublin apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
- Dublin studios give the strongest average income profile in the dataset. The average net yield is about 5.7%, compared with about 5.3% for 1-bedroom apartments and 4.7% for 2-bedroom apartments.
- Tallaght has the best headline yield in Dublin, but it should not be treated like a low-risk passive investment. The numbers are strong because entry prices are low, which also means resale and micro-location risk matter more.
- Phibsborough is one of the most useful income signals in the dataset. It offers central demand and a 5.9% net yield on 1-bedroom apartments, without the price level of prime southside areas.
- Drumcondra looks unusually balanced for a beginner buyer. It combines central access, broad renter demand, and net yields above 5% across all three apartment types.
- Kilmainham is one of Dublin's clearest rent-to-price value areas for smaller apartments. A 1-bedroom apartment is modelled at €330,000 with €2,050 monthly rent and 5.6% net yield.
- Smithfield and Stoneybatter offer better yield spreads than most prestige areas. The buyer pays for access and livability rather than for a luxury address premium.
- Sandyford is a strong professional-renter market. Its 1-bedroom apartments show 5.5% net yield, which is attractive because the tenant base is deeper than in many pure high-yield locations.
- Grand Canal Dock has premium rents, but prices absorb much of the advantage. A 1-bedroom apartment rents for €2,750 per month, but net yield is only 4.5%.
- Ballsbridge is a capital-preservation and lifestyle market more than a yield-first apartment market. Its 2-bedroom net yield of 3.9% is the lowest in the table.
- Blackrock and Clontarf are safer rental locations, but they are middle-ranking yield markets. They can make sense for a buyer who values tenant quality and liquidity over maximum income return.
- Dundrum offers stable demand, but larger units weaken as prices rise. The 2-bedroom net yield is 4.5%, compared with 5.4% for studios.
- Rathmines has strong rent depth, but entry prices are now high for beginner investors. A 1-bedroom apartment costs about €405,000, so the buyer needs to be careful not to overpay.
- North Docklands/IFSC rents are high, but service charges and premium pricing reduce net yield. This is a good reminder that gross rent is not the same as real income.
- The most important Dublin risk is often the building, not the neighborhood. Service charges, maintenance history, fire-safety works, energy performance, and management-company quality can change the real return.
- For a foreign beginner, a well-located studio or 1-bedroom apartment is usually the best format. The buyer gets a lower ticket size, a broader renter pool, and better yield efficiency than with most larger apartments.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Dublin neighborhoods, we built the dataset manually from the ground up. We did not reuse a third-party yield table or rely on generic assumptions.
For each area and apartment type, we manually researched current residential sale listings and rental listings across major Irish property platforms such as Daft.ie and MyHome.ie.
We first collected sale listings for each neighborhood and property type. Then we cleaned the sample and kept only reasonably comparable apartments based on location, property type, size, condition, and listing quality.
Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and other non-comparable properties were removed before we estimated purchase prices.
We used the median sale price as the main reference where possible. We used the average only when the sample was clean enough and did not appear distorted by a few unusually expensive or unusually cheap listings.
We then built the rental side separately. For the same Dublin neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable offers, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate gross rental yield.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we did not apply one flat deduction to every apartment. The deduction was adjusted by neighborhood and property type because different apartments have different cost profiles.
For Dublin apartments, the net yield adjustment can reflect service charges, repairs, letting and management costs, insurance, RTB registration, local property tax, compliance costs, vacancy risk, building costs, and other operating costs where relevant.
A small central studio, a managed Docklands apartment, and a larger 2-bedroom apartment in a premium block should not be treated as if they have the same operating costs or vacancy risk.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings gives higher confidence, 20 to 30 comparable listings is usable but less robust, and fewer than 20 comparable listings is directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Dublin.
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