Data Transparency & Methodology
How we turn 727,000 raw property transactions into actionable investment signals — and how to read our confidence scores.
📊 Data Source 1 — Property Price Register (PPR)
We ingest every residential property transaction registered in Ireland since 2010 from the Property Services Regulatory Authority's Property Price Register — the official government record of all settled sale prices.
Unlike asking prices on listing sites like Daft or MyHome, PPR data reflects actual completed transactions. We clean, deduplicate, and normalise this data to extract micro-area signals.
Coverage: 727,000+ transactions across all 26 counties, 2010–2024.
🏠 Data Source 2 — RTB Rental Index
Rental yield estimates are cross-referenced with Residential Tenancies Board (RTB) Q2 2025 quarterly rent data — the official Irish government rental index.
We map county-level RTB rents to micro-areas using a 0.4× dampening factor that adjusts for the price difference between a micro-area and its county average. This prevents overstating yields in lower-priced areas.
Formula: Gross Yield = (Adjusted Annual Rent ÷ Micro-Area Median Price) × 100
📈 Growth Calculation
5-year Compound Annual Growth Rate (CAGR) is calculated for each micro-area using yearly median sale prices. Only micro-areas with 10+ transactions in the 5-year window are included — thin markets are excluded entirely.
Formula: CAGR = ((Latest Median ÷ Earliest Median) ^ (1 ÷ Years)) − 1
⚖️ Risk Model
Risk is assessed using the Coefficient of Variation (CV) — price standard deviation divided by mean — combined with average annual transaction volume.
Low Risk: CV < 15% and 5+ annual transactions.
Medium Risk: CV < 25% or 3+ annual transactions.
High Risk: All others. Thinly-traded markets are penalised.
🎯 Investment Signals
Each micro-area receives a composite data signal based on weighted scoring of growth rate, gross yield, and risk classification. These are data indicators, not financial advice.
| Signal | What it means |
|---|---|
| HIGH POTENTIAL | Strong yield, strong growth, low-medium risk. Score ≥ 6. Check RPZ status — yield assumes market rent. |
| GOOD PROSPECT | Above-average on multiple dimensions. Score 4–5. |
| MODERATE POTENTIAL | Some positive indicators but not across the board. Score 2–3. |
| HOLD | Neutral — no strong positive or negative signals. Score 0–1. |
| CAUTION | Negative growth, high risk, or poor yield combination. Score < 0. |
🏅 Data Confidence Score
Every micro-area is assigned a confidence level based on the number of recent transactions. Low sample sizes can be skewed by a single high-value sale — the confidence score tells you how much weight to give the signal.
| Badge | Transactions | Meaning |
|---|---|---|
| 🟡 HighCalculated from 15+ recent transactions. This area shows high liquidity and consistent price trends, making the projected yield statistically reliable. | 15+ sales | Statistically significant. Trends are reliable. |
| ⚪ MediumBased on a moderate number of sales. While the trend is clear, we recommend checking for individual high-value outliers that may slightly skew the average. | 6–14 sales | Good indicator. Check for 1–2 outliers that may skew the average. |
| 🟤 LowData is based on a small sample size (fewer than 6 sales). This signal should be used as an early-stage indicator rather than a definitive valuation. A single high-value sale can skew the average significantly. | 1–5 sales | Small sample. Use as early-stage indicator only — not a final valuation. |
🏘️ Rent Pressure Zone (RPZ) Indicator
Every micro-area now shows an RPZ flag — indicating whether that area falls within an official Rent Pressure Zone as designated by the Irish Government and the Residential Tenancies Board (RTB).
In RPZ areas, annual rent increases are capped at 2% or the rate of inflation (HICP), whichever is lower. This is a critical variable for any landlord or buy-to-let investor — a HIGH POTENTIAL signal based on current market rent may be misleading if the property already has a sitting tenant in an RPZ, since you cannot increase rent to market rate.
| RPZ Status | What it means for investors |
|---|---|
| ⚠ Yes — RPZ | Rent increases capped at 2%/HICP. Yield calculation reflects current market rent, not necessarily achievable rent for existing tenancies. |
| No — Non-RPZ | No statutory rent cap. Rent can be set at market rate on a new tenancy. |
RPZ boundaries are based on the RTB's official 2024 designations. Always verify current status at rtb.ie before making investment decisions. Micro-area matching uses keyword-based detection — verify manually for boundary areas.
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