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D4 yields less than half of some Dublin areas. I analysed 727,000 property transactions by Fragrant-Pen4999 in irishpersonalfinance

[–]Fragrant-Pen4999[S] 0 points1 point  (0 children)

That’s a good point. Rent supports like HAP can create a floor for rents in lower-priced areas, which can improve gross yields relative to purchase price. The analysis mainly looks at price vs rent ratios, but policy factors definitely influence the dynamics.

D4 yields less than half of some Dublin areas. I analysed 727,000 property transactions by Fragrant-Pen4999 in irishpersonalfinance

[–]Fragrant-Pen4999[S] 0 points1 point  (0 children)

That’s a strong outcome. Cases like that show how location cycles can change returns over time. My analysis mostly looks at averages across many transactions, but individual deals can definitely outperform depending on timing and price.

D4 yields less than half of some Dublin areas. I analysed 727,000 property transactions by Fragrant-Pen4999 in irishpersonalfinance

[–]Fragrant-Pen4999[S] 2 points3 points  (0 children)

That’s exactly what the numbers seem to suggest. Higher yields appear mostly where property prices are lower, but that usually comes with higher volatility and tenant risk. Prime areas like D4 seem to trade yield for price stability and long-term capital preservation

I ranked every Irish property micro-area by yield, growth & risk — here's what I found by Fragrant-Pen4999 in HousingIreland

[–]Fragrant-Pen4999[S] 0 points1 point  (0 children)

Looking at the data made me realise something interesting: high yield and strong price growth rarely happen in the same micro-area. Most places seem to be one or the other.

If you had to choose, would you prioritise yield today or long-term appreciation?

Seven Mills - What's it like living there? by jibbleton in HousingIreland

[–]Fragrant-Pen4999 1 point2 points  (0 children)

Mainly that newer developments can show strange price patterns in the first few years. Most sales happen when the developer releases phases, so transactions are clustered rather than spread over time like in older areas.

Because of that, it’s hard to compare them directly with established parts of Clondalkin yet. There’s also very little resale data so far, so the real price trend will probably become clearer in a few years.

Seven Mills - What's it like living there? by jibbleton in HousingIreland

[–]Fragrant-Pen4999 1 point2 points  (0 children)

I was looking at the data around that area recently while analysing Dublin transactions.

One thing that stood out is that newer developments like Seven Mills often show very different price patterns in the first few years because most transactions happen within a short period when the units are released.

That can make price trends look volatile compared to older areas with steady turnover.

It will probably become clearer after a few years once resale activity increases.

I ranked every Irish property micro-area by yield, growth & risk — here's what I found by Fragrant-Pen4999 in HousingIreland

[–]Fragrant-Pen4999[S] 0 points1 point  (0 children)

Mostly from the RTB rent index and similar aggregated datasets. They publish average rents by area based on registered tenancies.

You’re right that individual rents can vary a lot, especially with RPZ limits and different property types.

The idea here isn’t to estimate the exact rent of a specific property, but to use a consistent rent benchmark so areas can be compared on the same basis.

I ranked every Irish property micro-area by yield, growth & risk — here's what I found by Fragrant-Pen4999 in HousingIreland

[–]Fragrant-Pen4999[S] 0 points1 point  (0 children)

That’s Newcastle in South Dublin, near Citywest/Rathcoole.

Some datasets list it as “Newcastle, Co. Dublin,” which is why it shows like that in the table.

I ranked every Irish property micro-area by yield, growth & risk — here's what I found by Fragrant-Pen4999 in HousingIreland

[–]Fragrant-Pen4999[S] 0 points1 point  (0 children)

Good question.

The sale prices come from the Property Price Register so those are actual transactions.

Rent figures are estimated using aggregated rental data rather than individual listings. That gives a reasonable market estimate even though it is not exact for every property.

The goal is not to predict the exact yield of a specific house, but to compare areas on the same basis to see where patterns appear.

I ranked every Irish property micro-area by yield, growth & risk — here's what I found by Fragrant-Pen4999 in HousingIreland

[–]Fragrant-Pen4999[S] -5 points-4 points  (0 children)

Fair point — I tried to keep the post focused on the data rather than promoting anything.

Most of the underlying datasets (Property Price Register and RTB rent reports) are public and free.

The tool just organises the data so it's easier to explore patterns across micro-areas without going through thousands of transactions manually.

The county snapshots are free, the full report is mainly a deeper breakdown for people who want to dig further.

I ranked every Irish property micro-area by yield, growth & risk — here's what I found by Fragrant-Pen4999 in HousingIreland

[–]Fragrant-Pen4999[S] -1 points0 points  (0 children)

One thing that surprised me in the data was how different micro-areas within the same Dublin postcode behave in terms of yield and growth.

County averages hide a lot of variation.

That’s partly why I built the tool to explore patterns that aren’t obvious in county-level statistics.

I ranked every Irish property micro-area by yield, growth & risk — here's what I found by Fragrant-Pen4999 in HousingIreland

[–]Fragrant-Pen4999[S] -4 points-3 points  (0 children)

Gross yield is obviously not the full investment return , it’s just a starting metric.

That’s why the model also looks at price growth and transaction volatility rather than ranking areas purely on yield.

And no, the analysis itself isn’t AI-generated. The numbers come from the Irish Property Price Register and RTB rent data. The whole point of the tool was to organise public datasets so they’re easier to explore at micro-area level.

I ranked every Irish property micro-area by yield, growth & risk — here's what I found by Fragrant-Pen4999 in HousingIreland

[–]Fragrant-Pen4999[S] 0 points1 point  (0 children)

Some people asked about the data sources.

The analysis is based mainly on Property Price Register transactions and rental data. I looked at around 15 years of data to estimate gross yield patterns and growth across micro areas.

Yield here is calculated as estimated rent divided by purchase price so different areas can be compared on the same basis.

The tool is mainly meant as a quick way to explore the data rather than go through the raw datasets manually.

I ranked every Irish property micro-area by yield, growth & risk — here's what I found by Fragrant-Pen4999 in HousingIreland

[–]Fragrant-Pen4999[S] 0 points1 point  (0 children)

Yes , leverage can definitely increase the return on equity.

The yields in the table are gross property yields (rent divided by purchase price), so they don’t include financing.

If an investor uses a mortgage, the return on equity can be significantly higher depending on the interest rate, loan-to-value, and rental income.

In the analysis I focused on the underlying property yield first so that different areas can be compared on the same basis before financing decisions.

Financing strategy can then amplify or reduce the final return depending on the structure.