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SUMMARY
We analyzed residential property rental yields in Ireland, as of 2026, for residential property buyers using the raw dataset provided. We built a practical Ireland-wide rental yield guide for beginner foreign buyers by comparing estimated purchase prices, estimated monthly rents, gross rental yields, and net rental yields across the areas and property types covered in the dataset.
This tracker is designed to be updated regularly, so the numbers should be read as a current Ireland residential property yield snapshot for May 2026, not as a permanent valuation for any single property.
The clearest finding is that Ireland’s strongest modelled income returns appear outside the most expensive lifestyle and prestige markets. Limerick City, Waterford City, Cork City, Galway City, Dublin West, and Dublin North City show the most attractive yield profiles in the table.
Studios often produce the highest gross and net yields because the purchase price is lower while rent remains supported by tight rental supply. Limerick City studios show the strongest modelled result, at 9.8% gross yield and 7.7% net yield.
Waterford City also looks strong on yield, with studio net yield around 7.4% and 1-bedroom net yield around 6.7%. The trade-off is that Waterford has a smaller renter pool and weaker resale liquidity than Dublin, Cork, or Galway, so property selection matters more.
Cork City and Galway City look more balanced for beginner investors. They do not always beat Limerick or Waterford on pure yield, but they combine strong rents, real tenant depth, university and hospital demand, and better liquidity than smaller markets.
Dublin is not one market. Dublin West and Dublin North City offer better rental-income efficiency than Dublin South City or Dublin South County, while still benefiting from the country’s deepest jobs and rental market.
The weakest income-first areas in the table are Dublin South County and Wicklow / Bray-Greystones, especially for 2-bedroom properties. Their modelled net yields fall to about 4.0% and 3.8%, which suggests the purchase-price premium is not fully matched by rent.
For a beginner foreign buyer, the best Ireland rental yield strategy is usually to focus on a clean 1-bedroom apartment or compact 2-bedroom apartment, duplex, or small house in a real demand area. Studios can produce stronger yield, but they can also bring more turnover and narrower resale appeal.
The practical takeaway is simple: net yield matters more than headline gross yield. Service charges, Local Property Tax, insurance, repairs, management fees, vacancy risk, compliance costs, rent-control rules, and tenant depth can change the real return more than the rent number alone.
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Residential property rental yields in Ireland in 2026
This table compares residential property rental yields in Ireland by area and property type. It covers the neighborhoods, cities, commuter markets, and property formats included in the dataset.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studio, 1-bedroom, and 2-bedroom properties. These estimates are designed to help a beginner buyer compare rent against price, then compare the more realistic net return after recurring ownership costs.
Finally, please note you'll find much more detailed data in our real estate pack about Ireland.
| Neighborhood | Studio property average purchase price | Studio property average monthly rent | Studio property gross rental yield | Studio property net rental yield | 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Cork City | €170,000 | €1,250 | 8.8% | 6.9% | €245,000 | €1,650 | 8.1% | 6.3% | €335,000 | €2,020 | 7.2% | 5.6% |
| Dublin City Centre | €255,000 | €1,540 | 7.2% | 5.5% | €375,000 | €1,980 | 6.3% | 4.8% | €495,000 | €2,695 | 6.5% | 4.9% |
| Dublin North City | €225,000 | €1,450 | 7.7% | 6.0% | €330,000 | €1,905 | 6.9% | 5.4% | €420,000 | €2,400 | 6.9% | 5.4% |
| Dublin North County | €215,000 | €1,370 | 7.6% | 5.9% | €325,000 | €1,810 | 6.7% | 5.2% | €410,000 | €2,300 | 6.7% | 5.2% |
| Dublin South City | €265,000 | €1,575 | 7.1% | 5.3% | €410,000 | €2,050 | 6.0% | 4.5% | €555,000 | €2,705 | 5.8% | 4.4% |
| Dublin South County | €300,000 | €1,705 | 6.8% | 5.1% | €445,000 | €2,110 | 5.7% | 4.3% | €575,000 | €2,550 | 5.3% | 4.0% |
| Dublin West | €210,000 | €1,450 | 8.3% | 6.5% | €315,000 | €1,785 | 6.8% | 5.4% | €395,000 | €2,265 | 6.9% | 5.4% |
| Galway City | €175,000 | €1,260 | 8.6% | 6.7% | €265,000 | €1,710 | 7.7% | 6.0% | €370,000 | €2,160 | 7.0% | 5.5% |
| Kildare commuter belt | €160,000 | €1,110 | 8.3% | 6.6% | €250,000 | €1,430 | 6.9% | 5.4% | €340,000 | €2,050 | 7.2% | 5.7% |
| Limerick City | €145,000 | €1,180 | 9.8% | 7.7% | €215,000 | €1,510 | 8.4% | 6.7% | €290,000 | €1,800 | 7.4% | 5.9% |
| Waterford City | €125,000 | €960 | 9.2% | 7.4% | €180,000 | €1,250 | 8.3% | 6.7% | €245,000 | €1,480 | 7.2% | 5.8% |
| Wicklow / Bray-Greystones | €195,000 | €1,250 | 7.7% | 5.9% | €305,000 | €1,610 | 6.3% | 4.8% | €430,000 | €1,740 | 4.9% | 3.8% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Ireland?
The best net-yield neighborhoods among areas people actually want to live in Ireland are Limerick City, Waterford City, Cork City, Galway City, Dublin West, and Dublin North City.
Limerick City is the strongest income signal in the dataset. Its studio estimate reaches 7.7% net yield, while its 1-bedroom and 2-bedroom estimates remain strong at 6.7% and 5.9% net yield.
Waterford City is also high-yielding, with a modelled 7.4% net yield for studios and 6.7% for 1-bedroom properties. The purchase-price base is low, with a studio estimated at €125,000 and a 1-bedroom property at €180,000.
Cork City and Galway City are more balanced. Cork City studios show 6.9% net yield and Galway City studios show 6.7% net yield, but both cities also have wider tenant demand than smaller markets.
Dublin West and Dublin North City matter because they stay inside the Dublin rental pool without the full South Dublin price premium. Dublin West studios show 6.5% net yield, while Dublin North City studios show 6.0%.
For a beginner buyer, the practical takeaway is to separate yield from safety. Limerick and Waterford are strong for numbers, while Cork, Galway, Dublin West, and Dublin North City offer a better balance of yield, tenant depth, and resale confidence.
Where can I find above-average yields and below-average entry prices in Ireland?
The clearest areas with above-average yields and below-average entry prices in Ireland are Waterford City, Limerick City, Cork City, and selected parts of Dublin West.
Waterford City has the lowest modelled entry prices in the table. The dataset estimates €125,000 for a studio, €180,000 for a 1-bedroom property, and €245,000 for a 2-bedroom property.
Those low prices create strong yield math. Waterford City’s studio produces 9.2% gross yield and 7.4% net yield, while its 1-bedroom property produces 8.3% gross yield and 6.7% net yield.
Limerick City is similarly attractive for income-first buyers. A 1-bedroom property is estimated at €215,000 and €1,510 monthly rent, which supports 8.4% gross yield and 6.7% net yield.
Cork City costs more than Waterford or Limerick, but it gives a stronger market-depth profile. A modelled Cork City 1-bedroom property costs €245,000 and rents for €1,650 per month, producing 8.1% gross yield and 6.3% net yield.
The reason these areas can be cheaper is not always weakness. Lower prestige, less international-buyer competition, weaker resale liquidity, and smaller renter pools can all create a discount, so a buyer must check micro-location, building quality, and tenant demand carefully.
Where does the rent level justify the purchase price most clearly in Ireland?
The rent level most clearly justifies the purchase price in Limerick City, Cork City, Galway City, Waterford City, and Dublin West.
Limerick City shows the cleanest rent-to-price signal. The modelled studio price is €145,000, the monthly rent is €1,180, and the gross yield is 9.8%.
Cork City also looks rational for rental income. A modelled 1-bedroom property costs €245,000 and rents for €1,650 per month, which produces 8.1% gross yield and 6.3% net yield.
Galway City is strong because rent is high relative to price across the smaller property types. Its 1-bedroom estimate is €265,000 with €1,710 monthly rent, equal to 7.7% gross yield and 6.0% net yield.
Dublin West is the best Dublin rent-to-price comparison in the table. Its studio estimate is €210,000 with €1,450 monthly rent, giving 8.3% gross yield and 6.5% net yield.
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Where is the best place to buy for stable rental income rather than maximum yield in Ireland?
The best places to buy for stable rental income rather than maximum yield in Ireland are Dublin North City, Dublin West, Cork City, Galway City, and selected Kildare commuter towns.
Dublin has the deepest overall tenant pool because it concentrates jobs, colleges, hospitals, public-sector employment, and international relocation demand. Dublin North City and Dublin West offer this depth with better yield than Dublin South County.
Dublin North City shows net yields of 6.0% for studios and 5.4% for both 1-bedroom and 2-bedroom properties. That is a strong stability profile because the yields remain above 5% across all three property types.
Dublin West is similarly useful. The studio estimate reaches 6.5% net yield, while 1-bedroom and 2-bedroom properties both show 5.4% net yield.
Cork City and Galway City are also stable because their renter demand is diversified. Cork has employment, university, hospital, and city-centre demand, while Galway combines students, medical workers, tourism workers, and med-tech professionals.
Kildare works differently. It is more commute-led, so the property should be near real transport and employment access. The modelled 2-bedroom Kildare commuter belt yield of 5.7% net is attractive only when the location actually works for daily renters.
What type of residential property should a beginner investor buy to maximize rental profitability in Ireland?
A beginner investor in Ireland should usually focus on a well-located 1-bedroom apartment or compact 2-bedroom apartment, duplex, or small house to maximize rental profitability without taking unnecessary risk.
Studios produce the highest yield in many areas. Limerick City studios show 9.8% gross yield and 7.7% net yield, Waterford City studios show 9.2% gross and 7.4% net, and Cork City studios show 8.8% gross and 6.9% net.
The problem is that studio risk is not fully visible in the yield number. Studios can have higher turnover, a narrower buyer pool, layout constraints, and more sensitivity to building quality.
A 1-bedroom property is often the better beginner compromise. It can serve single renters, couples, relocating workers, hospital staff, tech workers, and some students, while still keeping the purchase price lower than a 2-bedroom property.
The dataset supports this middle-ground logic. Modelled 1-bedroom net yields reach 6.7% in Limerick City and Waterford City, 6.3% in Cork City, 6.0% in Galway City, and 5.4% in Dublin West and Dublin North City.
We give you more details in the our real estate pack about Ireland.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Ireland?
The neighborhoods that offer strong rental income with the lowest vacancy risk in Ireland are Dublin North City, Dublin West, Cork City, Galway City, and Dublin City Centre.
These areas combine high rent with real tenant depth. Dublin City Centre, for example, has a modelled 2-bedroom monthly rent of €2,695, while Dublin South City reaches €2,705 for the same property type.
Dublin North City and Dublin West look more efficient than the most expensive Dublin districts. Both show 5.4% net yield for 1-bedroom and 2-bedroom properties, while still benefiting from Dublin’s broad rental market.
Cork City offers strong rental income at lower purchase prices than Dublin. A modelled 2-bedroom Cork City property rents for €2,020 per month and produces 5.6% net yield.
Galway City is also attractive because rental scarcity and multiple demand groups overlap. The modelled 2-bedroom rent is €2,160 per month, with 7.0% gross yield and 5.5% net yield.
The honest interpretation is that the lowest vacancy risk does not always mean the highest percentage yield. Dublin, Cork, and Galway may be safer for occupancy than Waterford or some Limerick submarkets, even when the headline yield is lower.
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Which areas look overpriced relative to rental income in Ireland?
The areas that look most overpriced relative to rental income in Ireland are Dublin South County, Dublin South City, and Wicklow / Bray-Greystones.
These are strong places to live, but they are weaker income-first markets. The purchase-price premium is high, and the rent does not fully compensate the buyer.
Dublin South County is the clearest Dublin example. A modelled 2-bedroom property costs €575,000 and rents for €2,550 per month, producing 5.3% gross yield and only 4.0% net yield.
Wicklow / Bray-Greystones looks even weaker for 2-bedroom income buyers. The 2-bedroom estimate is €430,000, the monthly rent is €1,740, and the net yield is only 3.8%.
Dublin South City is not as weak as Wicklow, but it is expensive relative to rent. A 2-bedroom property is estimated at €555,000 and €2,705 monthly rent, producing 4.4% net yield.
The trade-off is not that these areas are bad. They may suit buyers who value lifestyle, schools, prestige, coastal access, or capital preservation, but they are not the best places for maximum rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Ireland?
Beginner investors should be cautious with very cheap units in Waterford, weaker parts of Limerick, and poorly connected commuter-belt properties even when the rental yield looks attractive.
The risk is that a high yield can come from a low purchase price, not from deep tenant demand. A cheap property can still be a poor investment if it is hard to rent, expensive to maintain, or difficult to resell.
Waterford City shows strong modelled returns, including 7.4% net yield for studios and 6.7% net yield for 1-bedroom properties. But Waterford has a smaller tenant pool than Dublin, Cork, or Galway, so weak properties are less forgiving.
Limerick City has the strongest headline yields in the table, but the same caution applies. A studio at 7.7% net yield is attractive only if the building, street, tenant profile, and maintenance burden are acceptable.
Commuter markets require a different test. Kildare 2-bedroom properties show 5.7% net yield, but that figure is only useful where renters have real access to Dublin jobs, transport, schools, and services.
The practical rule is to avoid properties where the only strong feature is the spreadsheet yield. For a foreign individual buyer, tenant depth, access, service charges, building condition, and resale liquidity matter as much as rent.
Which neighborhoods look risky even though the rental yield is high in Ireland?
The neighborhoods that can look risky even though the rental yield is high in Ireland are Waterford City, some lower-priced Limerick submarkets, and lower-liquidity commuter locations.
Waterford City is the main example because its yields are very strong, but the local rental pool is smaller. A modelled 1-bedroom property costs €180,000, rents for €1,250 per month, and produces 6.7% net yield.
That looks attractive, but the buyer needs to check whether the property is central, warm, well-managed, and easy to rent. A weak Waterford property can sit longer than a similar unit in Dublin, Cork, or Galway.
Limerick City also requires careful selection. The 1-bedroom estimate is 8.4% gross yield and 6.7% net yield, but older stock, poor BER ratings, repairs, management quality, and micro-location can reduce real returns.
Lower-liquidity commuter locations can be misleading too. A 2-bedroom property may look strong on rent-to-price, but the rental market can thin out quickly if the commute is inconvenient.
The safer alternative is often Cork City, Galway City, Dublin West, or Dublin North City. The yield may be slightly lower than the highest number in the table, but the tenant base is broader and resale risk is usually easier to manage.
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What neighborhoods should I avoid when buying a rental property in Ireland?
When buying a rental property in Ireland, a beginner should avoid poorly connected commuter-belt properties, low-quality older apartments with high service charges, and cheap units far from employment, hospitals, universities, or transport.
This is not a full ban on any city in the table. Waterford and Limerick can work well, but only when the property is central, rentable, efficient to maintain, and supported by a real tenant base.
Avoid Dublin South County 2-bedroom properties if the main goal is income yield. The modelled net yield is only 4.0%, which is low compared with Cork City, Galway City, Limerick City, Waterford City, Dublin West, and Dublin North City.
Avoid Wicklow / Bray-Greystones 2-bedroom properties for pure rental income unless lifestyle or capital preservation is the priority. The modelled net yield is 3.8%, the weakest 2-bedroom result in the table.
Avoid commuter properties where rent depends on a narrow renter pool. In Kildare, the yield can work, but the property needs credible access to Dublin or a strong local employment and services base.
The simple beginner rule is to avoid the highest-yielding property if the yield is caused by a low price, weak transport, poor energy performance, high service charges, old building condition, or low resale depth.
Which neighborhoods are seeing rental demand weaken, and why, in Ireland?
Ireland is not showing broad rental-demand weakness in this dataset, but demand quality looks more selective in less central commuter areas, expensive lifestyle markets, and older stock competing with newer apartments.
The main market signal is still shortage rather than demand collapse. That means weak rental outcomes are more likely to be property-specific than city-wide.
Wicklow / Bray-Greystones is the clearest selective weakness signal in the table. The 2-bedroom estimate shows only 4.9% gross yield and 3.8% net yield, which suggests the purchase price is high relative to achievable rent.
Dublin South County also looks less attractive for rental-income buyers. The 1-bedroom net yield is 4.3% and the 2-bedroom net yield is 4.0%, both weaker than many other areas in the table.
Older apartments can also weaken even in otherwise strong cities. Poor BER ratings, high service charges, tired common areas, and repair costs can make a property less competitive against newer, warmer, better-managed stock.
The practical recommendation is to monitor achieved rent, days to let, service charges, maintenance history, and tenant profile. A tight national rental market does not protect every individual property equally.
Which neighborhoods are seeing new developments that could create stronger rental demand in Ireland?
The neighborhoods and areas where new developments could create stronger rental demand in Ireland are Dublin West, Dublin commuter zones, Kildare, Cork City, Galway City, and Limerick City.
The important distinction is between demand-creating development and supply-only development. New homes, offices, transport, hospitals, universities, and amenities can support rents, but too many similar rental units can also increase competition.
Dublin West can benefit when employment, transport, and everyday services improve. The area already shows strong modelled yields, with 6.5% net yield for studios and 5.4% net yield for both 1-bedroom and 2-bedroom properties.
Kildare is development-sensitive because the investment case depends heavily on commuter logic. The modelled 2-bedroom net yield is 5.7%, but the property must connect clearly to jobs, transport, schools, and local services.
Cork City, Galway City, and Limerick City benefit from university, hospital, and employment demand. New amenities can deepen the tenant pool when they improve livability without flooding the market with identical units.
The final recommendation is to buy where development improves tenant depth, not just where a brochure promises growth. A new transport or employment node can help, but only if the purchase price still leaves a real net yield.
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Which neighborhoods have become less attractive for investors over the last 12 months in Ireland?
The neighborhoods that have become less attractive for yield-focused investors in Ireland are prime South Dublin, Dublin South City, Wicklow / Bray-Greystones, and other expensive lifestyle markets where prices have compressed yields.
The issue is not that these areas are undesirable. The issue is that rental income has not kept pace with the capital required to buy in those markets.
Dublin South County shows the clearest price-pressure signal. A 1-bedroom property is estimated at €445,000 and €2,110 monthly rent, producing only 4.3% net yield.
The 2-bedroom Dublin South County estimate is weaker, at €575,000 purchase price, €2,550 monthly rent, and 4.0% net yield. That makes it less efficient than Dublin West, Dublin North City, Cork City, Galway City, Limerick City, or Waterford City.
Wicklow / Bray-Greystones looks even less attractive for income-first buyers. The 2-bedroom net yield is 3.8%, which is low in a table where many 2-bedroom markets remain above 5% net.
The practical conclusion is that investors should not avoid these areas blindly. They should avoid paying a lifestyle or prestige premium when their main goal is rental income.
Which property types are becoming harder to rent in Ireland, and in which neighborhoods?
The property types becoming harder to rent in Ireland are expensive 2-bedroom units in premium areas, older low-BER apartments, and small units with high service charges or weak layouts.
The weakest income-first pattern is visible in premium 2-bedroom markets. Wicklow / Bray-Greystones 2-bedroom properties show 3.8% net yield, while Dublin South County 2-bedroom properties show 4.0% net yield.
Those properties may still rent, but they need a tenant who can pay a high monthly rent while the landlord accepts a lower percentage return. That is a different strategy from yield maximization.
Older apartments can also become harder to rent when running costs rise. Service charges, insurance, repairs, BER upgrades, and maintenance can reduce the difference between gross yield and net yield.
Smaller units are still easier to rent when the location is strong. Studios in Limerick City, Waterford City, Cork City, Galway City, Dublin West, and Dublin North City all show net yields of 6.0% or higher.
But a small unit is not automatically safe. A poorly located studio with high service charges, weak natural light, old heating, or limited resale appeal can be a worse investment than a slightly lower-yielding 1-bedroom property in a deeper market.
Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Ireland?
The best bedroom count for balancing entry price, rental yield, and tenant demand in Ireland is usually the 1-bedroom property.
Studios often produce the strongest percentage yields. Limerick City studios reach 7.7% net yield, Waterford City studios reach 7.4%, Cork City studios reach 6.9%, and Galway City studios reach 6.7%.
The trade-off is that studios can have more turnover and a narrower resale buyer pool. They also depend heavily on layout, building condition, service charges, and location.
Two-bedroom properties can be safer for couples, sharers, and small families, but they require more capital. In expensive areas, the rent does not always keep up with the purchase price, as Wicklow / Bray-Greystones shows with a 3.8% net yield for 2-bedroom properties.
The 1-bedroom format sits between those risks. It keeps the purchase price lower than most 2-bedroom properties while serving singles, couples, relocating workers, students, hospital workers, and young professionals.
For a beginner foreign buyer, the practical answer is to start with a well-located 1-bedroom property, then compare it against studios and 2-bedroom options only when the specific building, rent, service charges, and resale market are clear.
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INSIGHTS
These insights are drawn from the Ireland 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 Ireland.
- Limerick City studios show the strongest modelled income profile in the Ireland dataset. A 7.7% net yield is not just a high number, it also reflects a low entry price and strong rent relative to that price.
- Waterford City is the clearest low-entry-price market. The yield is attractive, but the buyer must accept thinner tenant depth and weaker resale liquidity than in Dublin, Cork, or Galway.
- Cork City is one of the most balanced Ireland rental yield markets in the tracker. It does not have the lowest prices, but it combines strong rents, deep demand, and better liquidity than smaller cities.
- Galway City shows that rental scarcity can support strong yields even when purchase prices are not cheap. Student, hospital, tourism, and professional demand overlap in a way that supports rent levels.
- Dublin West is the most efficient Dublin area in the dataset. It gives access to Dublin’s jobs market without the full South Dublin purchase-price premium.
- Dublin North City is useful because its yields stay strong across property types. The dataset shows 6.0% net yield for studios and 5.4% net yield for both 1-bedroom and 2-bedroom properties.
- Dublin South County looks safer for lifestyle and resale than for income yield. The area is desirable, but the 2-bedroom net yield of 4.0% is weak compared with most other locations in the table.
- Wicklow / Bray-Greystones is the clearest lifestyle premium market. The 2-bedroom net yield of 3.8% makes it difficult to justify for a buyer who mainly wants rental income.
- Studios often beat larger properties on yield because the purchase price is much lower while rent remains supported by shortage. The trade-off is turnover risk, layout risk, and narrower resale appeal.
- The 1-bedroom property is the best beginner format in Ireland. It is not always the highest-yielding, but it balances entry price, tenant depth, resale appeal, and manageable operating costs.
- Two-bedroom properties are useful in commuter markets when sharers, couples, and small families create reliable demand. They are less useful when a lifestyle premium pushes the purchase price too far above rent.
- Net yield deserves more weight than gross yield in Ireland. Service charges, LPT, insurance, repairs, management, vacancy, compliance, and rent-control friction can materially reduce the real return.
- Rent controls make the initial rent level more important. If the starting rent is weak, a landlord may not be able to recover quickly through future rent increases.
- Cheap does not automatically mean good value. The best rental investment combines strong net yield, real tenant depth, manageable property condition, practical access, and a realistic resale market.
- The most important Ireland residential property risk is property-specific. A good city average can hide a weak building, high service charges, poor BER rating, bad transport access, or limited tenant pool.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield across Ireland, 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 area and property type.
For each area and property type, we collected comparable sale listings from recognized Ireland property platforms such as Daft.ie, MyHome.ie, and Property.ie. 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 in euros. We used the median price as the main reference where possible, or the average only when the sample was clean enough. We also reviewed whether a listed price looked realistic for the specific area, property type, building quality, and market liquidity.
We then built the rental side of the dataset separately. For the same area and property type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by area 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 avoided applying a flat discount across all segments. The deduction was adjusted by area and property type, reflecting differences in service charges, Local Property Tax, insurance, vacancy risk, maintenance needs, management costs, letting fees, compliance costs, repairs, utilities, and other operating costs when relevant.
For Ireland residential property markets, we also paid attention to property-level factors when available. These include building condition, BER rating, heating quality, service-charge burden, access, layout, maintenance history, rental rules, 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 Ireland.
