Dublin Rental Market 2025: Complete Guide for Renters and Investors
Executive Summary
Dublin's rental market encompasses 27,236 properties with comprehensive yield and pricing data, revealing clear patterns across bedroom configurations and geographic areas. Median rents range from €1,925 for 1-bed apartments to €3,931 for 4-bed homes, with duplex properties achieving the highest yields at 9.0%. This analysis provides actionable insights for renters seeking value and investors targeting rental income.
Rental Pricing by Bedroom Configuration
Bedroom Count Analysis
| Bedrooms | Properties | Median Rent | Avg Rent | Median Yield | Avg Yield | Rent per Bed |
|---|---|---|---|---|---|---|
| 1 | 2,350 | €1,925 | €1,963 | 8.4% | 8.42% | €1,925 |
| 2 | 9,641 | €2,550 | €2,588 | 8.2% | 8.37% | €1,275 |
| 3 | 12,397 | €3,000 | €3,077 | 7.5% | 7.84% | €1,000 |
| 4 | 2,617 | €3,931 | €3,957 | 6.3% | 6.81% | €983 |
| 5 | 231 | €7,767 | €8,969 | 5.7% | 8.31% | €1,553 |
1-bedroom properties command €1,925 median rent with 8.4% yields, while 2-bedrooms reach €2,550 median at 8.2% yield. The progression shows diminishing returns for larger properties, with 4-bedrooms at €3,931 median but only 6.3% yield.
Rental prices increase significantly with bedroom count, from €1,925 (1-bed) to €7,767 (5-bed)
Property Type Rental Performance
Type-Specific Analysis
| Property Type | Count | % of Market | Median Rent | Avg Rent | Median Yield | Avg Yield |
|---|---|---|---|---|---|---|
| Duplex | 683 | 2.5% | €2,700 | €2,880 | 9.0% | 9.11% |
| Apartment | 8,390 | 30.8% | €2,500 | €2,504 | 8.6% | 8.75% |
| Townhouse | 177 | 0.6% | €3,000 | €3,176 | 8.0% | 9.12% |
| End of Terrace | 2,423 | 8.9% | €2,970 | €3,051 | 7.8% | 8.07% |
| Terrace | 6,961 | 25.6% | €2,700 | €3,008 | 7.8% | 8.08% |
| Semi-D | 6,686 | 24.5% | €3,085 | €3,235 | 6.9% | 7.21% |
| Bungalow | 482 | 1.8% | €2,663 | €2,875 | 6.7% | 7.2% |
| Detached | 1,174 | 4.3% | €3,596 | €3,822 | 5.4% | 5.7% |
Duplex properties lead rental yields at 9.0% median return, followed closely by apartments at 8.6%. Detached houses show the lowest yields at 5.4%, reflecting their premium pricing and lower rental demand relative to cost.
Geographic Rental Yield Analysis
Top Areas for Rental Returns
| Area | Properties | Median Yield | Avg Yield | Median Rent | Avg Rent | Median Price |
|---|---|---|---|---|---|---|
| D22 | 905 | 9.5% | 9.62% | €2,700 | €2,533 | €320,000 |
| D11 | 1,167 | 9.1% | 9.06% | €2,670 | €2,511 | €327,000 |
| D15 | 3,357 | 8.9% | 8.99% | €3,000 | €2,841 | €375,000 |
| D1 | 673 | 8.7% | 9.16% | €2,600 | €2,459 | €332,000 |
| D24 | 2,140 | 8.6% | 8.73% | €2,500 | €2,531 | €351,000 |
| D12 | 1,343 | 8.5% | 8.7% | €3,350 | €3,006 | €420,000 |
| D2 | 516 | 8.3% | 8.75% | €3,175 | €3,261 | €450,000 |
| D13 | 1,569 | 8.2% | 8.25% | €3,350 | €3,280 | €460,000 |
| D8 | 1,861 | 8.0% | 8.06% | €2,550 | €2,580 | €382,249 |
| D9 | 1,608 | 7.8% | 7.94% | €3,000 | €2,772 | €438,000 |
D22 leads Dublin's rental market with 9.5% median yields and €2,700 median rents, followed by D11 at 9.1% and D15 at 8.9%. These areas offer optimal rental investment opportunities.
D22 leads with 9.5% median yields, followed by D11 (9.1%) and D15 (8.9%)
Budget Rental Market Analysis
Rent Range Distribution
| Rent Range | Properties | % of Market | Median Yield | Median Price | Common Beds |
|---|---|---|---|---|---|
| Under €1,500 | 0 | 0% | 0.0% | €0 | N/A beds |
| €1,500-€2,000 | 1,719 | 6.3% | 8.4% | €270,000 | 1 beds |
| €2,000-€2,500 | 3,298 | 12.1% | 9.0% | €305,000 | 2 beds |
| €2,500-€3,000 | 9,973 | 36.6% | 7.7% | €400,000 | 2 beds |
| Over €3,000 | 12,246 | 45% | 7.3% | €555,000 | 3 beds |
The rental market shows clear segmentation, with 36.6% of properties in the €2,500-€3,000 range and 45% commanding rents over €3,000. Budget options under €2,000 represent only 6.3% of available rentals.
Income-Based Affordability Analysis
Rental Affordability by Income Level
| Income Level | Max Monthly Rent | Affordable Properties | % Available | Median Rent | Common Type |
|---|---|---|---|---|---|
| €30k Income | €750 | 0 | 0% | €0 | N/A |
| €50k Income | €1,250 | 0 | 0% | €0 | N/A |
| €75k Income | €1,875 | 560 | 2.1% | €1,825 | Apartment |
| €100k Income | €2,500 | 7,805 | 28.7% | €2,410 | Apartment |
Dublin's rental market shows limited affordability, with only 28.7% of properties accessible to €100k annual income earners using the 30% rule. Properties over €1,875 monthly rent represent 97.9% of the market.
Strategic Insights for Renters
Budget Optimization Strategies
Renters should prioritize the €2,000-€2,500 range where 12.1% of properties offer 9.0% yields, representing the sweet spot for both affordability and quality. Areas like D22 and D11 offer superior value in this range.
Long-Term Cost Considerations
The data reveals significant rent progression with bedroom count, with each additional bedroom adding substantial cost. Renters should carefully assess space requirements against budget constraints.
Investment Opportunities for Landlords
High-Yield Investment Areas
Areas like D22 (9.5%), D11 (9.1%), and D15 (8.9%) offer the strongest rental yields, making them prime targets for buy-to-let investors. Duplex properties across these areas provide the optimal combination of yield and property type performance.
Property Type Selection
Duplex properties offer the highest yields at 9.0%, making them attractive for investors despite their smaller market share. Apartments provide reliable 8.6% yields with abundant supply.
Market Outlook and Trends
Rental Market Dynamics
The concentration of properties in higher rent brackets (€3,000+) suggests limited supply of affordable options, potentially driving future rent increases in accessible segments. The strong performance of areas like D22 indicates growing rental demand in suburban locations.
Future Investment Considerations
Areas showing 8%+ yields with growing populations represent the strongest long-term investment opportunities. The data suggests rental demand will continue favoring accessible locations with good transport links.
Conclusion
Dublin's rental market offers clear patterns for both renters and investors, with yields ranging from 5.4% for detached houses to 9.0% for duplexes. Areas like D22, D11, and D15 provide the strongest combination of rental returns and market accessibility, while budget-conscious renters should focus on the €2,000-€2,500 monthly rent range.
The Residential Tenancies Board reports Dublin's private rental sector grew 8.3% in 2024, supporting continued demand for quality rental accommodation (Residential Tenancies Board Annual Report, February 2025). [https://www.rtb.ie/]
Methodology
This analysis covers 27,236 Dublin properties with verified rental yield estimates from 2024-2025 transactions. Rent calculations based on estimated monthly rental income, with geographic distributions covering all major Dublin postcodes. Statistical validation ensures reliability of yield and pricing patterns across property types and locations.