Pembroke West C Leads Dublin City Yields at 11.4%

Yields across 162 Dublin City areas range from 11.4% long-term rental gross yield in Pembroke West C down to roughly half that in the most premium inner postcodes. That spread of several percentage points is wider than the gap between any two financing structures or property types, which means WHERE you buy inside Dublin City matters more than how you buy. This ranking shows which divisions lead on long-term rental yield, why the pattern exists, and where the yield-versus-amenity trade-off sits for investors weighing a Dublin City purchase.

The framing here is deliberately long-term letting only. Ireland has been a nationwide Rent Pressure Zone since June 2025, and short-term letting of an entire investment property is not a route open to most landlords. Owner-occupiers can let their principal private residence for up to 90 nights per year, but a property bought purely as an investment cannot legally be operated as a short-term let in Dublin City. That makes long-term yield the metric that actually matters, and it is where the suburb-level spread becomes important.

Pembroke West C Tops the Ranking at 11.4%, with Outer North Dublin Close Behind

Gross yields = annual income / sale price. Based on 3-bed house medians. The dashboard shows every property type and bedroom count.

Warning: short-term yield figures are shown for completeness only. Dublin City is inside the nationwide Rent Pressure Zone, and entire-property short-term letting requires the property to be the owner's principal private residence. Investors cannot legally rely on the short-term column.

Why the Top Divisions Lead: A Mix of Affordable Stock and Genuinely Strong Rent

Below the #1 position, the top of the Dublin City ranking is dominated by north and west outer divisions where entry prices sit well below the city median of €461,500. Ballymun B, Kilmore C, Priorswood B and Finglas North B all clear long-term rental gross yields above 9% on prices at or near €349,526. The pattern is consistent: monthly rents in these divisions hover within a few hundred euro of the city-wide rent of €2,875, but sale prices are roughly 20 to 25% lower than the Dublin City median. Rent is sticky in a way that prices are not, particularly in a market with chronic undersupply, so the gap compresses straight into yield.

Pembroke West C sits at the unusual end of the ranking. Its sale price of €512,602 sits modestly above the city median, but the rent of €4,883 is well above what most Dublin three-bed houses command. That combination of strong rent on a moderately priced asset, rather than rock-bottom pricing, is what pushes the yield to 11.4%. Tenant demand in this division reflects proximity to employment hubs and good transport links, which keeps multiple tenant types competing for the same stock and pushes rent toward the upper end of the achievable range.

Several of the runner-up divisions are also classic value-rotation areas. Parts of north Dublin have absorbed substantial regeneration over the last decade and offer modern stock at outer-suburb prices, which is exactly the combination long-term landlords reward. Investors should check rent and price by bedroom count and property type for each division to verify the headline yield is not being driven by a single thin sub-segment.

The Yield-Price Trade-Off: Cheaper Stock Wins on Income, Loses on Capital Story

The relationship between sale price and gross yield in Dublin City is close to inverse, and it is the single most important pattern in this dataset. An investor entering at €512,602 in Pembroke West C or under €349,526 in Finglas North B is looking at a very different capital-risk profile to one buying at €582,450 in a premium central postcode. Cheaper outer divisions deliver stronger immediate income, but they typically lag the market on capital growth and they can be slower to liquidate when the cycle turns.

Premium inner divisions reverse the trade. Buyers in those areas pay for amenity, school catchment, walkable urbanity and long-run capital appreciation, not for income. The rent does not scale linearly with price: a property worth twice the city median rarely lets for twice the city median rent. That maths is what produces the yield compression at the top end of the price ladder. The investor's question is which side of that trade fits their goal: maximised cashflow today, or a lower-yield asset with a stronger long-term price thesis.

View Dublin City in the dashboard → Free preview · every bedroom count and property type

Premium Dublin Divisions Yield Less, but Most Investors Buy Them for Capital Growth

For context, here is how some of Dublin City's most in-demand divisions compare. These are established suburbs where investors typically accept lower long-term rental yields in exchange for capital growth, tenant quality and easier resale.

High-demand divisions for context. Same methodology as the yield ranking above.

These premium divisions yield less on long-term letting because the buyer pays for prestige, schooling and proximity, not income. The short-term letting column does not change the picture: nationwide Rent Pressure Zone rules and the 90-night primary-residence cap close off the operating model that would otherwise lift yields in tourist-heavy central postcodes. For an investor optimising cashflow, the premium divisions are difficult to justify; for one optimising for total return including price appreciation, they are often the preferred play.

What This Ranking Does Not Tell You

A high gross yield can mean genuinely strong rent, but it can also mean depressed sale prices in a division that has under-performed on capital growth. The ranking above does not separate those two stories. A 9.5% yield in Kilmore C produced by a €2,893 rent on a €365,314 asset is a different proposition to a 9.5% yield where prices have fallen 15% in two years. Always check the trajectory of both rent and price in the dashboard before treating yield as a buy signal.

The ranking also says nothing about vacancy risk, tenant quality, condition of stock, or how thin the rental pool is in any given division. Some high-yield outer divisions have small absolute numbers of rental listings, which means a single bad tenancy or a few weeks of voids will hit modelled returns harder than the table suggests. Premium divisions, by contrast, typically have deeper rental demand and shorter void periods even at their lower headline yield. Capital growth is not modelled here at all, and over a ten-year hold it can dwarf the difference in starting yield.

Dublin City's Top Yields Beat Both the Regional and National Median

Dublin City's top divisions sit comfortably above the wider Eastern and Midland regional median yield of 7.4% and the all-Ireland median of 6.7%. Even the city-wide median yield of 7.5% is above the national figure, which is unusual for a capital city: in most countries the largest market trades at a yield discount. The combination of a chronic supply deficit and rapidly rising rents has, for the moment, kept Dublin City delivering income returns competitive with smaller Irish cities, while still offering the deeper liquidity of a capital market.

The top division at 11.4% sits well above the national median, while the bottom of the premium table runs below it. That is the suburb-selection effect in one number: the same city, the same regulatory regime, the same lender, but a yield range wide enough to swing total return materially over a hold period. Data reflects market conditions as of April 2026.

For methodology, see the market score methodology and data sources pages, or explore rental data in the dashboard for live division-level numbers. Dún Laoghaire-Rathdown Delivers 5.7% Yields at a Premium Price and Dublin City Delivers 7.5% Gross Yields Without Short-Term Rental cover related Dublin investment questions.

This information is for educational purposes only and should not be considered financial or legal advice. Regulations and market conditions change frequently. Verify current rules with local authorities before making investment decisions.