Dublin Yield Geography: Where €311K Properties Deliver 9.4% Returns

Executive Summary

Dublin's rental yield geography reveals dramatic variations, with D11 delivering 9.40% gross yields on €311,485 properties while D4 offers only 7.34% on €682,435 homes. Suburban areas outperform city center by 28% in yield efficiency, with D11, D1, and D15 offering best value at yields above 8%. Use our map to identify high-yield investment opportunities.

Dublin Rental Yield Landscape

Analysis of 7,570 Dublin properties with high-confidence yield estimates reveals significant geographic variations. Gross yields range from 9.40% in D11 to 5.98% in D6, with suburban areas consistently outperforming premium city districts. The €311,485 D11 property delivers 30.18% yield per €1M invested, compared to D4's 10.76%.

Top Yield Performers by Postcode

Dublin's yield leaders cluster in accessible suburban locations with strong rental demand:

D11 leads with 9.40% yields on €311,485 properties, delivering exceptional 30.18% return per €1M invested. D1 follows at 9.17% yields despite €341,593 average prices, demonstrating city center rental strength.

Price Bracket Yield Analysis

Yield efficiency declines predictably with property price, revealing optimal investment ranges:

Properties under €300k deliver exceptional 11.14% yields, offering 43.06% return per €1M invested. The €300k-500k bracket maintains strong 7.97% yields with 20.34% efficiency, representing optimal investment sweet spot.

Best Value Investment Areas

Strategic combination of high yields and affordable pricing identifies optimal investment locations:

D11 represents exceptional value with 9.40% yields on €311,485 properties, offering institutional-quality returns at accessible pricing. D1 provides premium city positioning with 9.17% yields despite higher €341,593 average prices.

Yield Distribution Patterns

Dublin's rental market shows concentrated yield bands with clear investment implications:

Properties yielding 8-10% represent 24.4% of high-confidence rental stock, offering optimal risk-adjusted returns. The 6-8% band captures 45.2% of market, providing reliable income streams with moderate growth potential.

Geographic Yield Efficiency

Yield per €1M invested reveals true investment efficiency across Dublin's geography:

Highest Efficiency Areas:

• D11: 30.18% return per €1M
• D1: 26.85% return per €1M
• D9: 22.32% return per €1M

Moderate Efficiency Areas:

• D15: 19.04% return per €1M
• D24: 21.16% return per €1M
• D2: 16.07% return per €1M

Lower Efficiency Areas:

• D4: 10.76% return per €1M
• D6: 11.72% return per €1M

Strategic Implications

For Cash Flow Investors

Prioritize D11 and D1 for maximum rental income, with 9.40% and 9.17% yields respectively. Properties under €400k in these areas offer optimal cash flow potential.

High-Yield Investment Strategy:

• D11 properties €250k-€350k: View D11 rental opportunities
• D1 apartments €300k-€400k: Explore D1 investment properties

For Value-Add Investors

Target 4-6% yield properties in D4-D6 areas for renovation opportunities. These areas offer growth potential with current yields providing cash flow during improvement periods.

For Institutional Investors

Focus on D11 and D15 for scalable portfolios, combining high yields with volume availability. These areas support large-scale investment strategies with reliable rental demand.

For First-Time Investors

Start with €300k-€500k properties in D9 or D15, balancing affordability with 8.21% and 8.36% yields respectively. These areas offer investor-friendly entry points.

Risk Considerations

Market Volatility

High-yield areas may experience greater price volatility. D11's exceptional yields reflect current market positioning rather than guaranteed future performance.

Tenant Quality

Areas with very high yields often correlate with tenant concentration risks. Diversification across multiple properties and areas mitigates tenant-related volatility.

Economic Sensitivity

Suburban high-yield areas show greater sensitivity to economic cycles. City center properties in D1-D2 offer more stable, though lower, yields.

Implementation Strategy

Portfolio Construction

• 40% in high-yield D11/D1 properties for cash flow
• 40% in balanced D15/D9 areas for stability
• 20% in value-add D4-D6 opportunities for growth

Due Diligence Requirements

Verify all yield estimates through local market analysis. Consider tenant quality, area demographics, and local employment drivers. Review property condition and required capital expenditures.

Financing Considerations

High-yield properties often support aggressive loan-to-value ratios due to strong cash flow. Consider interest-only periods for cash flow optimization during initial investment phases.

Conclusion

Dublin's yield geography reveals D11 as the optimal investment location with 9.40% yields on €311,485 properties, delivering 30.18% return per €1M invested. Suburban areas consistently outperform premium districts, with D11, D1, and D15 offering best risk-adjusted opportunities.

According to the Residential Tenancies Board, Dublin's average rental yield decreased 0.3% in 2024, with suburban areas showing greater resilience than city center locations (RTB Rental Market Report, December 2024). [https://www.rtb.ie/]

Methodology

Analysis includes 7,570 Dublin properties with high-confidence yield estimates from January 2024 to December 2025. Yields calculated using gross rental income divided by property value. Geographic analysis follows official Dublin postcode boundaries with minimum 30-property sample sizes for statistical reliability. Yield estimates validated against RTB rental price data and local market conditions.