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Dublin rental yield calculator

See what a flat really earns after fees, bills and tax.

From our investigation: What does a Dublin flat really earn?

Starting figures are for a two-bed flat in Dublin 7, as of September to October 2026 (sources). Change any of them.

The flat

Average new rent for a two-bed in Dublin, early 2026.

Renting it out

Shown in every sale listing.

6% + VAT, as two Dublin agents publish. Enter 0 if you manage it yourself.

We found no recent figure for how long Dublin flats stand empty. Enter your own guess, or 0.

Other costsInsurance, property tax, bills and the costs of buying
Each year

Our estimate. The building itself is insured through its fee.

For a home valued €315,001 to €420,000 on 1 November 2025. Not deducted before tax.

We found no typical figure for Dublin. Add your own yearly budget, or 0.

Once, when buying
€3,900

1% of the price, up to €1 million.

A middle price. They run from €70 to €250.

An agency fee, legal advice, a survey, furniture or anything else you paid to buy.

Your year in Dublin

Before the costs not entered, you keep about €18,990 a year

About €1,580 a month on average, 66% of the rent after costs and tax.

Enter empty months and repairs, or 0, to finish the sum.

Rent, a year€28,860
Building management fee−€1,900
Letting agent−€2,130
Landlord's insurance−€250
Local Property Tax−€333
Tenancy registration−€40
Income tax−€4,908
Universal Social Charge−€311
What you keep€18,990
  • 4.8%Net yield before the costs not entered: what you keep, on the cash you put in
  • 7.4%Gross yield, this flat's rent for a year on its price, as listings quote it

Irish income tax and Universal Social Charge on the rent after allowed costs, for an owner who is neither resident nor ordinarily resident in Ireland, has no other Irish income and gets no Irish tax credits.

The cash you put in

Price€390,000
Stamp duty (1%)11€3,900
Solicitor6,12–15€2,120
Land registry16€700
Title and planning searches12€160
Cash put in€396,880

What this sum leaves out

  • It covers one year of a flat bought with cash, with no mortgage, no rent or price changes and no sale.
  • Tax in the country where you live is not counted. You may owe more there, or get credit for tax paid here.
  • An EU citizen living abroad may get some of Ireland's tax credits, which would lower the tax.
  • It is for a resale flat. The taxes on a new-build flat are not covered.
  • Ireland's rental income relief, up to €1,000 in 2026, is left out, because non-residents are in general not entitled to it, though an EU citizen may get a portion.
  • It charges the Universal Social Charge on any profit. It does not cover an exemption for a small total income, if you have one.
  • It is arithmetic on your figures, not financial, tax or legal advice. See our disclaimer.

Sources

Show all 32 sourcesHide the sources
  1. 1MyHome.ie, mirroring Ireland’s Property Price Register, Property Price Register — 30 Park Crescent House, Blackhorse Avenue, Dublin 7For: PriceSale on 17 June 2026 · as of September 2026myhome.ie
  2. 2Daft.ie, Apartments Sold in Cabra, DublinFor: PriceIndividual registered sales in 2025–2026; live page checked 5 October 2026 · as of October 2026daft.ie
  3. 3Residential Tenancies Board and Economic and Social Research Institute, RTB Rent Index: Q1 2026For: RentRegistered new and existing tenancies, Q1 2026 · as of September 2026rtb.ie
  4. 4Residential Tenancies Board, RTB/ESRI Rent IndexFor: RentQ1 2026, latest release listed when checked on 5 October 2026 · as of October 2026rtb.ie
  5. 5The Property Shop via MyHome.ie, Apt 30 Park Crescent House, Blackhorse Ave, Dublin 7For: Building management feeSale listing created 11 March 2026; historical rent period unspecified · as of September 2026myhome.ie
  6. 6Brock Delappe, Rent Out Your Property with Brock DelappeFor: Agent's fee, SolicitorLive published fee page checked 5 October 2026 · as of October 2026brockdelappe.ie
  7. 7Hybrid Property, Block Management, Lettings & Property Consultancy in DublinFor: Agent's feeLive service and fee page checked 5 October 2026 · as of October 2026hybridproperty.ie
  8. 8Revenue, Local Property Tax: Valuation bands and ratesFor: Landlord's insurance, Local Property Tax2026–2030 valuation period; 2026 local adjustment factors · as of October 2026revenue.ie
  9. 9Residential Tenancies Board, Registration feesFor: Landlord's insurance, Tenancy registrationCurrent annual registration fee, checked 5 October 2026 · as of October 2026rtb.ie
  10. 10Dublin City Council, Local Property Tax public consultation phase (Budget 2026)For: Local Property Tax · as of October 2026engage.dublincity.ie
  11. 11Revenue Commissioners, Stamp Duty and property: RatesFor: Purchase taxResidential transfer rates applying from 2 October 2024 · as of September 2026revenue.ie
  12. 12Competition and Consumer Protection Commission, Understanding mortgagesFor: Solicitor, Title and planning searchesCurrent Irish purchase and mortgage cost guidance · as of September 2026ccpc.ie
  13. 13Revenue, Current VAT ratesFor: SolicitorRates effective 1 January 2026 · as of October 2026revenue.ie
  14. 14Property Vision, What Does a Letting Agent Do — and What Are Typical Fees in Ireland?For: SolicitorPublished November 2025; fee page available on 5 October 2026 · as of October 2026propertyvision.ie
  15. 15Bank of Ireland, Buy to Let Mortgage - Bank of IrelandFor: SolicitorBuy-to-let mortgage terms shown on 2026-09-28personalbanking.bankofireland.com
  16. 16Tailte Éireann, Land Registration Schedule of Fees – Fees Order 2012For: Land registryLand Registry fees in force in 2026 · as of October 2026tailte.ie
  17. 17Revenue Commissioners, Irish rental income: What expenses are allowed?For: Repairs, TaxAllowable rental expenses current in 2026 · as of September 2026revenue.ie
  18. 18Revenue, Guide to Completing 2025 Pay and File Tax ReturnsFor: Tax2025 income, returns filed in 2026; current guide opened 5 October 2026 · as of October 2026revenue.ie
  19. 19Revenue, Taxation of Non-Irish Resident Landlords — Part 45-01-04For: TaxCurrent Revenue manual reviewed January 2026 · as of October 2026revenue.ie
  20. 20vLex Ireland, Can management service charges be claimed as an expense against rental income?For: Tax · as of October 2026ie.vlex.com
  21. 21Revenue, Irish rental income: What expenses are not allowed?For: Local Property Tax, RepairsCurrent rental-expense guidance, checked 5 October 2026 · as of October 2026revenue.ie
  22. 22Darragh O'Brien TD (Oireachtas record), Making Local Property Tax deductible against rental incomeFor: Local Property Tax · as of October 2026darraghobrien.ie
  23. 23Revenue, Budget 2026 SummaryFor: Tax2026 tax year; rates effective 1 January 2026 · as of October 2026revenue.ie
  24. 24Raisin, Income tax bands in Ireland 2026For: Tax · as of October 2026raisin.com
  25. 25Revenue, Tax and Duty Manual Part 45-01-01: Non-Residents and Tax CreditsFor: Tax, What this sum leaves outDocument last reviewed May 2026 · as of October 2026revenue.ie
  26. 26Revenue.ie, USC Standard rates and thresholdsFor: Tax · as of October 2026revenue.ie
  27. 27Zellis, Tax Facts Ireland 2026For: Tax · as of October 2026zellis.com
  28. 28RSM Ireland, Holding Irish Real EstateFor: Tax2026 tax guidance · as of October 2026rsm.global
  29. 29RSM Ireland, Direct Holding of Real EstateFor: Tax · as of October 2026rsm.global
  30. 30Revenue, Tax and tax credits for non-residentsFor: What this sum leaves outCurrent non-resident tax guidance, checked 5 October 2026 · as of October 2026revenue.ie
  31. 31Revenue Commissioners, Residential Premises Rental Income ReliefFor: What this sum leaves outRental income relief and non-resident eligibility in 2026 · as of September 2026revenue.ie
  32. 32Revenue, Residential Premises Rental Income Relief: How much relief can you claim?For: What this sum leaves out2026 and 2027 relief; current guidance checked 5 October 2026 · as of October 2026revenue.ie