City-centre apartment, Dublin 2
2-Bedroom, 1-Bathroom Apartment
Current valuation
€370,000
All figures before tax
Rent
€2,600/mo
€31,200 a year
Gross yield
8.43%
rent ÷ value
Net yield
7.36%
after running costs, before mortgage
Cash after mortgage
€1,120/mo
12.09% on the equity
Why there's no address, building name or purchase details
Irish property sales, prices and tenancies are public record. An exact address or purchase price would let anyone look up who owns this home and who lives in it. To protect the co-owners and the tenant, listings show the area, the current valuation and the running numbers only. Admitted partners see the full details in their dashboard.
About the asset
Two-bedroom, one-bathroom apartment in a managed city-centre development, a short walk from Trinity College and Grafton Street, with DART, Luas and bus links close by. Refurbished in 2026 with a new kitchen and bathroom, a full repaint and new blinds. Similar two-bed apartments nearby are advertised at up to €2,800 a month (October 2026). Size, BER and exact location are shared with admitted partners only.
- Type
- 2-Bedroom, 1-Bathroom Apartment
- Bedrooms
- 2
- Floor area
- Partners only
- BER
- Partners only
- Tenancy
- Tenanted – RTB Registered
- Min. pledge
- Not offered
Who owns what
The value is split between the owners' equity and the bank's mortgage. Equity grows as the property gains value and as each mortgage payment repays part of the loan — the €370,000 valuation already reflects refurbishment works.
- Mortgage rate
- 3.70%
- Payment
- €1,150/mo
- Interest, year 1
- ≈ €9,503
- Loan repaid, year 1
- ≈ €4,297
The equity is divided into 100,000 units worth €1.1120 each. Each month the interest is paid as a cost, and the part of the payment that repays the loan raises the unit price for every holder — it's equity built, not cash.
Where the rent goes
Per year, before tax.
Rent
€2,600 × 12
€31,200
Running costs
Management company service charge
−€2,400
Platform management fee
5% of rent
−€1,560
Net operating income
÷ €370,000 value = 7.36% net yield
€27,240
Mortgage payments
€1,150 × 12 · ≈ €9,503 interest + €4,297 loan repaid
−€13,800
Cash after mortgage
€1,120 a month · ÷ €111,200 equity = 12.09%
€13,440
Not included: Local Property Tax, landlord insurance, repairs, letting fees and vacancy. These are logged as they happen and deducted before each monthly distribution.
Two ways to judge the return
The property's own return tells you whether it's a good asset. The owners' return shows what borrowing does to it. Per year, before tax.
The property
as if bought outright for €370,000
| Net operating income | €27,240 | 7.4% |
| Price growth (3% a year) | €11,100 | 3.0% |
7.4% if prices stay flat
The owners' equity
€111,200 after the €258,800 mortgage
| Cash after mortgage | €13,440 | 12.1% |
| Loan repaid (inside the payments) | €4,297 | 3.9% |
| Price growth on the whole home (3%) | €11,100 | 10.0% |
16.0% if prices stay flat
Includes the 5% platform fee (€1,560); an owner managing the property directly keeps it. Price growth is an assumption and only becomes cash on a sale or refinance. Income tax is charged on rent minus costs and mortgage interest — loan repayments are not deductible — so at a 52% marginal rate tax can take most of the cash after mortgage.
What these numbers mean
- Gross yield
- A year's rent divided by the property's value. The headline number, before any costs.
- Net yield
- What's left of a year's rent after running costs and the management fee, divided by the value. It shows how well the property itself earns, however it is financed.
- Cash after mortgage
- Net operating income minus the mortgage payments — the cash actually available to the owners each year.
- Return on equity
- Cash after mortgage divided by the owners' equity (value − mortgage). Borrowing makes it higher than the net yield, but losses are magnified the same way.
- Before tax
- Rental profit is taxed separately for each co-owner at their own rate, so every figure here is before income tax and USC.
ROI projection
Model your allocation
Monthly net cash payout
€50.36
€604.32 per year
Cash return on equity
12.09%
4.50% of the equity
5-year total return
€6,713
+134.3% · €3,022 cash + €3,691 equity growth
Cumulative return, years 1–10
Illustrative model, before tax — not a forecast or an offer. Cash is paid out, not reinvested. A ticket buys a share of the equity (value minus mortgage), so it earns that share of the cash left after mortgage payments, of any price change on the whole home, and of the loan repaid each year. Borrowing magnifies losses too. Excludes acquisition costs (stamp duty, legal fees), vacancy, income tax and exit costs. Property values can fall.
Key risks
- Capital is at risk. Residential property values in Dublin have fallen sharply before (2007–2012).
- The mortgage magnifies losses as well as gains: a 10% fall in value would cut the equity by about 33%. If the interest rate rises, the monthly payment rises and cash after mortgage falls.
- Rent may be interrupted by vacancy, arrears or Residential Tenancies Board disputes; rent increases are capped in Rent Pressure Zones.
- Co-ownership stakes are illiquid. There is no secondary market and an exit may depend on selling the whole property.
- Distributions are taxable income for each co-owner. This page is not tax or investment advice.