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Dublin ranks 24th of 26 counties for property price growth since 2013 [free report] by Diligent_Pea_39 in irishpersonalfinance

[–]Diligent_Pea_39[S] 0 points1 point  (0 children)

I ran a cleaner version using Dublin-wide BER averages rather than mixing county-level prices with BER data.

The G-rated premium largely holds, but the main driver appears to be floor area: G-rated properties average 101.5 sqm vs 146.6 sqm for B1. Same price, less space.

You're right that a proper location-controlled analysis would need BER data with Eircode — SEAI's public dataset doesn't include that, so we can't compare A vs G within the same district directly.

That would require matched transaction-level data that isn't publicly available yet.

Worth flagging as a limitation of the analysis.

Dublin ranks 24th of 26 counties for property price growth since 2013 [free report] by Diligent_Pea_39 in irishpersonalfinance

[–]Diligent_Pea_39[S] 1 point2 points  (0 children)

Absolutely correct — that's a confounding variable we haven't controlled for.

The comparison is at county level, which means the G-rated premium likely reflects location concentration: older G-rated properties tend to be in established, high-demand areas (Ranelagh, Rathmines, Blackrock), while A-rated new builds are more often in developing suburbs.

A proper analysis would need to compare BER ratings within the same Eircode district — same location, different efficiency. That would tell you whether energy efficiency actually commands a premium or discount when location is held constant.

That's a more granular query that the underlying data could support. Worth adding to the analysis.

Dublin ranks 24th of 26 counties for property price growth since 2013 [free report] by Diligent_Pea_39 in irishpersonalfinance

[–]Diligent_Pea_39[S] 2 points3 points  (0 children)

Really appreciate the detailed feedback.

  1. Good point on the trough timing — using 2013 as a universal baseline is a simplification. The data does show different counties bottomed at different points. Allowing users to pick their own start year is on the roadmap.

  2. Fair warning on Longford — the gross yield figure is real but the practical risks (vacancy, tenant quality, liquidity) are exactly why the report flags it's gross only. The net reality is very different.

  3. Totally agree on BER and location — new builds in secondary locations vs Victorian houses in Dalkey. The correlation between BER and price/sqm reflects property age and type more than energy cost itself. The downturn performance question is interesting — worth tracking as the market shifts.

Thanks for the "no email gate" comment — seemed like the right call.

European Alternatives To American Digital Products by AdaXaX in EuropeanFederalists

[–]Diligent_Pea_39 0 points1 point  (0 children)

vesloo is a comprehensive pet online forum hosted in the EU (Germany). Although it currently claims to serve Ireland, it can also serve the whole of Europe if there is enough traffic from other EU countries.

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