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SUMMARY
We analyzed residential property rental yields in Dubrovnik, as of 2026, for residential property buyers, using the raw dataset provided. The work compares purchase prices, monthly rents, gross rental yields, net rental yields, neighborhood risks, and beginner-investor trade-offs across the Dubrovnik residential property market.
This article is updated regularly, so the numbers should be read as a May 2026 Dubrovnik residential property yield snapshot, not as a permanent valuation.
The main finding is that Dubrovnik is not a high-yield market. The better net yields are usually in practical, year-round residential areas such as Gruž and Mokošica, while postcard areas such as Old Town, Pile, and Ploče often look weaker after costs.
Gruž gives the strongest livable yield profile in the dataset. A typical 1-bedroom property shows about 4.3% gross yield and 3.3% net yield, while a 2-bedroom property also reaches about 3.2% net yield.
Mokošica has the lowest entry prices in the tracker, with an estimated 1-bedroom purchase price around €150,000 and a 2-bedroom purchase price around €235,000. Its net yields of about 3.2% to 3.3% are strong by Dubrovnik standards, although resale liquidity is weaker than in more central areas.
Lapad is not the highest-yield neighborhood, but it is one of the easiest areas for a beginner buyer to understand. It combines beaches, services, buses, schools, local residents, tourists, and long-term renters, which makes the rental demand broader than in areas that depend mainly on seasonal tourism.
Old Town, Pile, and Ploče can produce high rents, but high purchase prices and operating costs compress net yield. In the dataset, net yields in those prime areas mostly sit around 2.0% to 2.3%.
The most efficient property format is usually a 1-bedroom or 2-bedroom apartment. Three-bedroom properties earn more monthly rent, but purchase prices and maintenance costs rise faster than rent, so net yield is often weaker.
For a foreign individual buyer, the best Dubrovnik rental investment is usually not the most tourist-facing property. A practical apartment in Gruž, Lapad, Montovjerna, or Mokošica can be easier to rent, easier to manage, and more rational on net yield than a prestige unit near the historic core.
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Residential property rental yields in Dubrovnik in 2026
This table compares residential property rental yields in Dubrovnik by neighborhood and bedroom count.
For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom properties.
Finally, please note you'll find much more detailed data in our real estate pack about Dubrovnik.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Babin Kuk | €250,000 | €800 | 3.8% | 2.9% | €420,000 | €1,250 | 3.6% | 2.6% | €680,000 | €1,800 | 3.2% | 2.1% |
| Boninovo | €280,000 | €850 | 3.6% | 2.7% | €470,000 | €1,350 | 3.4% | 2.5% | €720,000 | €1,900 | 3.2% | 2.2% |
| Gornji Kono | €210,000 | €650 | 3.7% | 2.8% | €340,000 | €1,050 | 3.7% | 2.7% | €475,000 | €1,450 | 3.7% | 2.5% |
| Gruž | €195,000 | €700 | 4.3% | 3.3% | €310,000 | €1,100 | 4.3% | 3.2% | €430,000 | €1,500 | 4.2% | 2.9% |
| Lapad | €250,000 | €780 | 3.7% | 2.8% | €400,000 | €1,200 | 3.6% | 2.7% | €600,000 | €1,650 | 3.3% | 2.3% |
| Mokošica | €150,000 | €530 | 4.2% | 3.3% | €235,000 | €820 | 4.2% | 3.2% | €325,000 | €1,100 | 4.1% | 2.9% |
| Montovjerna | €220,000 | €700 | 3.8% | 2.9% | €350,000 | €1,080 | 3.7% | 2.7% | €500,000 | €1,450 | 3.5% | 2.4% |
| Nuncijata | €185,000 | €600 | 3.9% | 2.9% | €295,000 | €920 | 3.7% | 2.7% | €410,000 | €1,250 | 3.7% | 2.5% |
| Old Town | €305,000 | €950 | 3.7% | 2.2% | €465,000 | €1,450 | 3.7% | 2.2% | €670,000 | €2,100 | 3.8% | 2.1% |
| Pile | €315,000 | €950 | 3.6% | 2.2% | €500,000 | €1,450 | 3.5% | 2.1% | €700,000 | €2,050 | 3.5% | 2.0% |
| Ploče | €320,000 | €980 | 3.7% | 2.3% | €505,000 | €1,500 | 3.6% | 2.2% | €720,000 | €2,150 | 3.6% | 2.1% |
| Rijeka Dubrovačka / Sustjepan | €175,000 | €580 | 4.0% | 3.0% | €275,000 | €900 | 3.9% | 2.9% | €410,000 | €1,250 | 3.7% | 2.4% |
| Solitudo | €235,000 | €720 | 3.7% | 2.8% | €370,000 | €1,120 | 3.6% | 2.7% | €540,000 | €1,550 | 3.4% | 2.3% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Dubrovnik?
The best net-yield neighborhoods among areas people actually want to live in Dubrovnik are Gruž, Lapad, Montovjerna, and Mokošica.
Gruž is the clearest yield winner in the table. A typical 1-bedroom property shows about 4.3% gross yield and 3.3% net yield, while a 2-bedroom property is also around 3.2% net.
Lapad is slightly lower-yielding, with 1-bedroom and 2-bedroom net yields around 2.7% to 2.8%, but it is easier for a beginner to understand. The area has beaches, schools, shops, buses, local residents, tourists, and long-term renters.
Montovjerna is a practical middle option. Its 1-bedroom net yield of about 2.9% is decent for Dubrovnik, and the entry price is lower than in the prime coastal zones.
Mokošica has the strongest numbers among cheaper areas, with about 3.3% net yield for 1-bedroom units and 3.2% for 2-bedroom units. The trade-off is that it is more suburban and less familiar to foreign lifestyle buyers.
The practical takeaway is simple: Gruž and Mokošica give better yield, Lapad gives better liquidity and renter breadth, and Montovjerna sits between them.
Where can I find residential properties with above-average yields and below-average entry prices in Dubrovnik?
The clearest Dubrovnik areas with above-average yields and below-average entry prices are Gruž, Mokošica, Nuncijata, and Rijeka Dubrovačka / Sustjepan.
Gruž is the best combination. A 1-bedroom property at about €195,000 with €700 monthly rent gives about 4.3% gross yield and 3.3% net yield.
Mokošica has the lowest entry prices in the table. A 1-bedroom property is estimated around €150,000, and a 2-bedroom property around €235,000, with net yields around 3.2% to 3.3%.
Nuncijata sits between Mokošica and central Dubrovnik. A 2-bedroom property around €295,000 with €920 rent produces about 2.7% net yield.
Rijeka Dubrovačka / Sustjepan can work for investors who accept a less central location. A 2-bedroom property around €275,000 and €900 rent gives around 2.9% net yield.
The trade-off is that cheap Dubrovnik areas are not automatically good. Mokošica and Gruž are true value candidates because rent remains supported by local tenant demand.
Where does the rent level justify the purchase price most clearly in Dubrovnik?
The rent level justifies the purchase price most clearly in Gruž, Mokošica, and Montovjerna.
Gruž stands out because rents are not low, but purchase prices remain below prime coastal levels. A 2-bedroom Gruž apartment at about €310,000 with €1,100 monthly rent produces a 4.3% gross yield and 3.2% net yield.
Mokošica also looks rational because the lower purchase price is large enough to compensate for lower rents. A 2-bedroom unit at about €235,000 and €820 rent still gives roughly 4.2% gross yield and 3.2% net yield.
Montovjerna is less cheap but more central. A 1-bedroom property around €220,000 with €700 monthly rent gives about 3.8% gross yield and 2.9% net yield.
Ploče and Pile have high rents, but the purchase prices are too high for the rental income. A 2-bedroom Ploče property around €505,000 with €1,500 rent produces only about 2.2% net yield after costs.
The real signal is that rational yield in Dubrovnik usually comes from practical neighborhoods, not postcard neighborhoods.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Dubrovnik?
The best Dubrovnik areas for stable rental income are Lapad, Gruž, and Montovjerna.
Lapad is the safest beginner choice. A 2-bedroom Lapad property around €400,000 with €1,200 monthly rent produces about 2.7% net yield, but the area has broad year-round tenant demand.
Gruž gives better yield and still has strong stability. Its 2-bedroom net yield is about 3.2%, supported by the port area, transport, everyday shopping, and local workers.
Montovjerna is a quieter stability play. It has estimated net yields of about 2.7% to 2.9% for 1-bedroom and 2-bedroom units.
Old Town is less stable than beginners often assume. It can earn strong seasonal rent, but access rules, older buildings, tourist concentration, and operating costs make the income less predictable.
The practical takeaway is that stable income in Dubrovnik usually means accepting a slightly lower headline yield. Lapad and Montovjerna may look less exciting than Mokošica, but they are easier to rent, easier to resell, and easier for a beginner to manage.
What type of residential property should a beginner investor buy to maximize rental profitability in Dubrovnik?
A beginner investor in Dubrovnik should usually buy a 1-bedroom or 2-bedroom apartment, not a large villa or a 3-bedroom premium property.
The best profitability comes from moderate purchase prices, deep tenant demand, and manageable costs. In Gruž, a 1-bedroom apartment gives about 3.3% net yield, and a 2-bedroom gives about 3.2% net yield.
In Mokošica, both 1-bedroom and 2-bedroom units also sit around 3.2% to 3.3% net yield. These are the strongest beginner-friendly numbers in the dataset.
Three-bedroom properties often produce higher absolute rent but weaker profitability. In Babin Kuk, a 3-bedroom property rents for about €1,800 per month, but the purchase price is around €680,000, bringing net yield down to only 2.1%.
Old Town and Ploče can work for experienced owners who understand seasonal rentals, heritage buildings, furnishing, management, and regulatory risk. But for a beginner, net yields around 2.1% to 2.3% are not attractive enough to compensate for complexity.
The best beginner format is therefore a 2-bedroom apartment in Gruž, Lapad, Montovjerna, or Mokošica.
We give you more details in the our real estate pack about Dubrovnik.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Dubrovnik?
The neighborhoods that combine strong rental income with lower vacancy risk in Dubrovnik are Lapad, Gruž, Montovjerna, and Babin Kuk.
Lapad has the broadest renter pool. A 2-bedroom unit earns around €1,200 per month, and a 3-bedroom unit around €1,650 per month.
Gruž has the strongest income-risk balance. A 2-bedroom unit at around €1,100 rent and 3.2% net yield is attractive because the area is practical.
Montovjerna gives slightly lower rent than Lapad but good central access. A 2-bedroom property rents around €1,080 per month, with about 2.7% net yield.
Babin Kuk works when the property is close to beaches, hotels, and amenities. A 2-bedroom unit rents for around €1,250 per month, but net yield is only about 2.6% because prices and costs are higher.
The honest interpretation is that high-rent areas are not automatically low-vacancy areas. Ploče and Old Town have strong rents, but their tenant pool is narrower and more seasonal.
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Which areas look overpriced relative to their rental income in Dubrovnik?
The Dubrovnik areas that look most overpriced relative to rental income are Pile, Ploče, Old Town, Boninovo, and parts of Babin Kuk.
Ploče is the clearest example. A 2-bedroom property around €505,000 with €1,500 rent gives about 3.6% gross yield but only 2.2% net yield.
Pile is similar. A 3-bedroom property around €700,000 with €2,050 rent gives only about 2.0% net yield.
Old Town has high rental appeal, but older buildings and seasonal operating costs reduce profitability. A 2-bedroom unit around €465,000 with €1,450 rent produces about 2.2% net yield.
Boninovo is livable and attractive, yet the price premium reduces returns. A 2-bedroom unit around €470,000 with €1,350 rent gives about 2.5% net yield, below Gruž and Mokošica.
The trade-off is important: overpriced for rental income does not mean bad to live in. Ploče, Pile, and Old Town are desirable and scarce, but they are better for lifestyle, prestige, or long-term capital preservation than for beginner rental yield.
Which neighborhoods should I avoid even if the rental yield looks attractive in Dubrovnik?
A beginner should be cautious with Mokošica, Nuncijata, Gornji Kono, and some Rijeka Dubrovačka / Sustjepan properties, even when the rental yield looks attractive.
Mokošica has strong numbers, about 3.3% net yield for a 1-bedroom property and 3.2% for a 2-bedroom property. The risk is not rent level, but resale liquidity and tenant profile.
Nuncijata gives lower entry prices, with a 2-bedroom property around €295,000, but the net yield is only about 2.7%. That is not high enough to ignore weaker prestige and more limited buyer depth.
Gornji Kono can show decent yields, around 2.7% to 2.8% net for 1-bedroom and 2-bedroom units. But access, parking, and hillside layouts matter a lot.
Rijeka Dubrovačka / Sustjepan looks good for 1-bedroom and 2-bedroom properties, with net yields around 2.9% to 3.0%. The caution is larger properties because gardens, repairs, and lower liquidity can reduce the real return.
These neighborhoods are not bad. They are just less forgiving, so a beginner should buy there only at a clear discount, with good access, realistic rent, and no hidden building-quality problem.
Which neighborhoods look risky even though the rental yield is high in Dubrovnik?
The highest-risk high-yield neighborhoods in Dubrovnik are Mokošica, Nuncijata, Gornji Kono, and parts of Rijeka Dubrovačka / Sustjepan.
Mokošica has one of the best 1-bedroom net yields in the table, about 3.3%. The risk is that demand is more local and budget-sensitive.
Nuncijata has moderate yields, around 2.7% to 2.9% net, but it is less liquid. The area can be useful for local tenants, yet it does not have the same lifestyle pull as Lapad or Babin Kuk.
Gornji Kono can look attractive because prices are below prime coastal areas. But Dubrovnik renters care about stairs, parking, sun exposure, access to buses, and practical daily living.
Rijeka Dubrovačka / Sustjepan works best for lower-priced apartments. Larger 3-bedroom properties show about 2.4% net yield, partly because maintenance costs rise.
The safer alternative is usually Gruž or Lapad. The yield may be similar or slightly lower, but tenant depth, resale liquidity, and daily convenience are stronger.
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What neighborhoods should I avoid when buying a rental property in Dubrovnik?
A beginner rental investor in Dubrovnik should avoid overpaying in Pile, Ploče, and Old Town, and should avoid weak-access properties in Gornji Kono, Nuncijata, and Mokošica.
Pile should be avoided by yield-focused beginners unless the purchase price is unusually attractive. A 2-bedroom unit gives only about 2.1% net yield, and a 3-bedroom unit about 2.0%.
Ploče should be approached carefully. It has high rents, with a 3-bedroom unit around €2,150 per month, but the purchase price around €720,000 leaves only about 2.1% net yield.
Old Town should be avoided by beginners who want simple management. Its net yields are around 2.1% to 2.2%, and the buildings can be older, access is restricted, and income is more seasonal.
Gornji Kono, Nuncijata, and Mokošica should not be avoided completely. They should be avoided only when the specific property has poor parking, weak access, old systems, or no clear tenant profile.
The practical avoid rule is simple: do not buy a difficult Dubrovnik property just because the spreadsheet yield looks better.
Which neighborhoods are seeing rental demand weaken, and why, in Dubrovnik?
Rental demand risk is most visible in Old Town, Pile, Ploče, and weaker-access hillside areas such as parts of Gornji Kono and Nuncijata.
The problem is not a collapse in demand. The problem is that the investment case is becoming more selective.
Old Town demand is still strong, but it is more regulated and more seasonal than many beginners expect. Vehicle restrictions and historic-core access friction can make operations more complicated during the main visitor season.
Pile and Ploče face a similar issue. Their rents are high, but purchase prices and operating costs are high too.
Gornji Kono and Nuncijata can see weaker demand when properties have poor access, old interiors, or limited parking. In Dubrovnik, physical convenience matters because the city is hilly and congested.
This is not a structural decline for Dubrovnik. The risk is more specific: overpriced seasonal properties and awkward-access apartments are becoming harder to justify.
Which neighborhoods are seeing new developments that could create stronger rental demand in Dubrovnik?
The neighborhoods most likely to benefit from development and infrastructure improvements are Gruž, Montovjerna, Lapad fringe areas, Nuncijata, and Rijeka Dubrovačka / Sustjepan.
Gruž is the most important area to watch. It already functions as Dubrovnik’s practical transport and port district, and it has room to become a stronger everyday urban center.
Montovjerna and Lapad fringe areas benefit from being close to central Dubrovnik without carrying the full Old Town or Ploče price premium.
Nuncijata may benefit from new residential stock, but the effect is mixed. New buildings can improve quality and tenant appeal, but too much similar stock can limit rent growth.
Rijeka Dubrovačka / Sustjepan can benefit when better access and residential quality improve its appeal for local households and longer-stay renters.
The trade-off is that development can create both demand and competition. Gruž looks most demand-positive, while Nuncijata is more supply-sensitive.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Dubrovnik?
The Dubrovnik neighborhoods becoming more attractive because of transport and infrastructure changes are Gruž, Lapad, Montovjerna, and areas outside the restricted historic-core traffic zone.
The historic-core traffic zone changes the investment logic around Old Town, Pile, and Ploče. It can improve heritage protection, but it also makes easy access more valuable elsewhere.
Gruž benefits because it is practical rather than purely scenic. It has transport, port activity, shops, and everyday services.
That supports Gruž’s strong yields, about 3.3% net for 1-bedroom properties and 3.2% net for 2-bedroom properties.
Lapad benefits because it offers a more complete residential lifestyle, with beaches, buses, schools, services, and less dependence on Old Town access.
Montovjerna benefits as a central but less tourist-heavy zone. A 1-bedroom net yield around 2.9% looks reasonable because renters can reach key parts of Dubrovnik without paying prime coastal prices.
Which neighborhoods have become less attractive for property investors over the last 12 months in Dubrovnik?
The neighborhoods that have become less attractive for yield-focused investors are Old Town, Pile, Ploče, Boninovo, and some premium Babin Kuk stock.
They remain desirable, but the rental-income case has weakened because prices and ownership costs leave less room for net yield.
Ploče is a good example. A 2-bedroom unit earns around €1,500 per month, but at around €505,000, the net yield is only 2.2%.
Pile is even more compressed. A 3-bedroom unit around €700,000 with €2,050 rent gives only about 2.0% net yield.
Boninovo and Babin Kuk are less extreme but still expensive. They work better for buyers who care about livability, sea access, or resale than for buyers trying to maximize rental income.
The practical conclusion is that these neighborhoods are not failing. They are simply becoming less attractive for rental-income investors because the market price reflects lifestyle, scarcity, and prestige more than rent.
Which property types are becoming harder to rent in Dubrovnik, and in which neighborhoods?
The Dubrovnik property types becoming harder to rent are large premium 3-bedroom apartments in expensive coastal areas, awkward-access Old Town units, and older hillside apartments without parking or modern finishes.
Large 3-bedroom units in Babin Kuk, Boninovo, Pile, and Ploče generate high monthly rent, but net yields are weak.
In Babin Kuk, a 3-bedroom property rents around €1,800, but net yield is only 2.1%. In Pile, a 3-bedroom unit rents around €2,050, but net yield is about 2.0%.
Old Town units are harder for beginners because the operating model is more complex. A 2-bedroom unit may rent for around €1,450, but net yield is only about 2.2% after higher seasonal, furnishing, management, and maintenance costs.
Older hillside apartments in Gornji Kono and parts of Nuncijata can be harder to rent if they lack parking, have many stairs, or need renovation.
The property type that remains most durable is the renovated 1-bedroom or 2-bedroom apartment in Gruž, Lapad, or Montovjerna.
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Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Dubrovnik?
The 2-bedroom property offers the best balance between entry price, rental yield, and tenant demand in Dubrovnik.
One-bedroom units often show the best net yields. In Gruž and Mokošica, 1-bedroom properties reach about 3.3% net yield.
But 1-bedroom units can have more turnover. They are often rented by singles, couples, seasonal workers, or short-stay foreigners.
Two-bedroom units are more balanced. In Gruž, a 2-bedroom property around €310,000 with €1,100 rent gives about 3.2% net yield.
In Lapad, a 2-bedroom around €400,000 with €1,200 rent gives about 2.7% net yield, but with better lifestyle demand and resale liquidity.
Three-bedroom units are usually weaker for profitability. In Ploče, a 3-bedroom unit rents around €2,150, but the net yield is only 2.1%.
The recommendation is clear: buy a good 2-bedroom apartment in Gruž, Lapad, Montovjerna, or Mokošica before buying a 3-bedroom premium property.
INSIGHTS
These insights are drawn from the Dubrovnik residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Dubrovnik.
- Gruž gives Dubrovnik’s best livable yield profile. The strongest 1-bedroom and 2-bedroom segments reach about 3.3% and 3.2% net yield, while still offering real daily services and tenant demand.
- Mokošica is the cheapest high-yield option, but it is not the safest liquidity option. The yield is strong because entry prices are low, not because the area has the same foreign-buyer depth as Lapad or Ploče.
- Old Town rents are high, but the cost structure is heavy. Seasonal exposure, older buildings, access friction, furnishing, cleaning, and management can reduce net yield to around 2.1% to 2.2%.
- Ploče and Pile show why a beautiful location can be a weak income investment. The rents are high, but the purchase prices absorb most of the rental advantage.
- Lapad is the balanced beginner market in Dubrovnik. It does not top the yield table, but it has tenant depth, lifestyle demand, resale liquidity, and fewer operational surprises than the historic core.
- Two-bedroom apartments are the safest default format. They are large enough for couples, small families, sharers, and longer-stay renters, but not so large that maintenance and capital requirements dominate the return.
- Three-bedroom properties usually look worse on net yield. They earn more rent, but the purchase price and maintenance burden rise faster than the income.
- Babin Kuk works better for lifestyle-plus-rental buyers than pure income buyers. It has beaches and demand, but premium prices reduce net yield.
- Boninovo is attractive but yield-compressed. The sea-view and livability premium can make sense for an owner-user, but it weakens the rental-income case.
- Gornji Kono is highly property-specific. A well-accessed apartment can work, but stairs, parking, and hillside convenience can materially affect rentability.
- Nuncijata offers entry-price relief, but the discount must be large enough. A weaker resale pool and more limited lifestyle appeal mean the buyer needs discipline on price.
- Rijeka Dubrovačka / Sustjepan can work for smaller apartments, but larger assets carry more maintenance and liquidity risk. The bigger the property, the more the buyer must check repairs, access, and renter depth.
- Solitudo is a quieter Lapad alternative. It can attract renters who want the western part of the city, but rents lag stronger lifestyle zones.
- Gross yield is useful in Dubrovnik, but net yield is the number that matters. The gap is especially important in seasonal or older-building areas where operating costs can be high.
- The best Dubrovnik rental investment is usually not the most tourist-facing property. Practical year-round neighborhoods often produce cleaner income than prestige locations.
- Access is a core investment variable in Dubrovnik. Stairs, parking, bus access, traffic rules, and building approach can change the real rental outcome even when the area average looks fine.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Dubrovnik neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we collected sale listings from recognized Croatia property platforms such as Nekretnine.hr, Njuškalo, and Crozilla. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a euro basis, and on a price-per-square-meter basis where possible. We used the median price as the main reference, or the average only when the sample was clean. We then applied a realistic interpretation of asking prices based on liquidity, apparent overpricing, listing quality, and comparable market evidence.
We then built the rental side of the dataset manually. For the same neighborhood and property type, we collected rental listings, cleaned the sample for outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by neighborhood and property type, reflecting differences in fees, vacancy risk, maintenance needs, management costs, agent fees, tax friction, repairs, utilities, service charges, building costs, and property-level operating costs. In other words, a small central apartment, an older historic-core unit, and a larger suburban property were not treated as having the same cost profile.
For residential property markets, we also paid attention to property-level factors when available. These include building condition, age, access, layout, furnishing burden, maintenance burden, rental restrictions, tenant depth, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
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 Dubrovnik.
