Partial set with all the expensive rentals stripped out?
RTB Rent Register
- Thread starter Sr. Tayto
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Shakespeare
Registered User
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'As mentioned previously, our 3 bed duplex in D15 at a really decent size of 125sqm is currently rented at Eur1,750 per month. IF we can ever get to set to market - the market per DAFT is 11 x 3 bed properties in D15, only 2 of which are actually apts (others are houses). Both of those apts are in more challenging neighbourhoods than ours reputationally and yet the current lowest rent is eur2,650
The RTB would have me believe that my "market rent" should be set somewhere between Eur1,497 and 1,962 or 1,968 (you can tell they are 2% increase victims by the unusual figures) - there is an outlier at A2 BER which is Eur3k rented (obviously brand new build) in July 2025
That's about Eur700/month below what we all know the real market rate was - there is nothing wrong with the old system of backing up a review with DAFT adverts - it quite literally is the definition of the market - you can then make it the landlord's responsibility to make the case why their property is "as good as" what is being advertised ........instead, the RTB tells us what the market is with total opaqueness as to whether their chosen comparable properties ( because they are not real ones), in fact bear any relationship to your property bar square footage , BER rating and electoral area - not motivating to invest in the quality of the product from a landlord's perspective - the whole thing is a farce and has zero credibility - a waste of time and resources - they should focus on what would actually keep landlords in the market - expecting and enforcing high standards on tenants and landlords equally. Rogue actors in either camp should be dealt with appropriately.
The RTB would have me believe that my "market rent" should be set somewhere between Eur1,497 and 1,962 or 1,968 (you can tell they are 2% increase victims by the unusual figures) - there is an outlier at A2 BER which is Eur3k rented (obviously brand new build) in July 2025
That's about Eur700/month below what we all know the real market rate was - there is nothing wrong with the old system of backing up a review with DAFT adverts - it quite literally is the definition of the market - you can then make it the landlord's responsibility to make the case why their property is "as good as" what is being advertised ........instead, the RTB tells us what the market is with total opaqueness as to whether their chosen comparable properties ( because they are not real ones), in fact bear any relationship to your property bar square footage , BER rating and electoral area - not motivating to invest in the quality of the product from a landlord's perspective - the whole thing is a farce and has zero credibility - a waste of time and resources - they should focus on what would actually keep landlords in the market - expecting and enforcing high standards on tenants and landlords equally. Rogue actors in either camp should be dealt with appropriately.
Ok, so you rent out your property at the RTBs market rate.
In a few years someone takes a case and wins.
You can prove that.
The government and the RTB have lied to you. They have legislation that says you can rent your property at market rate and they will tell you what market rate is with their tool that you MUST use to tell you what market rent is.
Down the line someone is able to prove that they not only lied to you and cost you money AND killed the market value of your property, but it was all collusion between the minister and the RTB to deceive you in this way.
The government swoop in and buy properties that are below market prices BECAUSE OF their very own rules and deception that lured you into not only renting below actual market rate, but also severly impacted your open market selling price, so that they could gain from it buy you having to sell to them cheap.
So lets say someone wins that case. What happens all of the money that this collusion between the minister and the RTB and false promises (actually outright lies) as well as "fixed" rent setting tools have cost property owners in the intervening years? Does it have to be given back or does someone have to pay with jail time or what?
In a few years someone takes a case and wins.
You can prove that.
The government and the RTB have lied to you. They have legislation that says you can rent your property at market rate and they will tell you what market rate is with their tool that you MUST use to tell you what market rent is.
Down the line someone is able to prove that they not only lied to you and cost you money AND killed the market value of your property, but it was all collusion between the minister and the RTB to deceive you in this way.
The government swoop in and buy properties that are below market prices BECAUSE OF their very own rules and deception that lured you into not only renting below actual market rate, but also severly impacted your open market selling price, so that they could gain from it buy you having to sell to them cheap.
So lets say someone wins that case. What happens all of the money that this collusion between the minister and the RTB and false promises (actually outright lies) as well as "fixed" rent setting tools have cost property owners in the intervening years? Does it have to be given back or does someone have to pay with jail time or what?
This doesn't seem to be the case. If you change the eircode (same electoral area) with all other data the same, you get a different set of results.
Just wondering if anyone has tried to write code to query the register? I wrote a python script to query the WordPress AJAX endpoint but it returns a 403, meaning the underlying API cannot be queried directly. I'm thinking of installing Selenium to mimic a user session, but it's new for me.
Didn't check fully but it seems for me to prioritise the town of eircode
It's crossed my mind. I'd like to do it if I had time but not looking likely soon. My approach would be (with subscription for Claude Code Pro). In VS Code, install the Claude Code add-in, and simply ask it in English what you are after. It will write up the python script itself and it will let you know along the way as it tries to work it out. You can prompt it along the way. I've had to use it for other projects - its very impressive.
This is my intuition, yes. They've certainly left some expensive rentals in there, but unlikely to be anywhere near all of them. I suspect the <30 sq mtrs are left out as the price/sq mtr skews high.
We recently bought a new (old) house and were planning on renting out our current PPR (even with the new rules). Going through the mortgage process for the new house we had to get a rent certificate by an approved valuer for our current house, which stated the potential rental value to be 3 k€/month (which is similar to what we would have seen on daft for similar properties in the area). However, when I enter the house details to the RTB rent register it provides 10 comparable examples with an average rent of less than half what the valuer estimated. All 10 comparable examples are not in the area that our house it (a couple of kilometers can make a big difference to house/actual market rent prices). There are no properties listed in my area in the list of comparable examples, however, I know for fact that there are several houses rented out in my estate and neighboring estates (I personally know one house which is the exact same as ours, which is rented for 2.8 k€/month).
Another significant issue I see is of the 10 properties provided by the RTB register, 7 are listed as commencing in Feb 2026 at a price of €1278/month, which I know are LDA cost-rental houses. The website of those properties state the rent is a "29% discount on current market rates as of Q3 2023". How can the RTB stand over including these properties as representative of market rent?
Given the landlords are legally obliged to consider the RTB rental register, I have considered it to be BS as I have an expert opinion for my exact house which states the potential rental income to be near double the avg. rent of the 10 properties provided by the RTB rent register. While the RTB does acknowledge expert opinions can be used, they state the RTB register should carry significant weight (which is subjective). So, I am left with two options as I see it:
Another significant issue I see is of the 10 properties provided by the RTB register, 7 are listed as commencing in Feb 2026 at a price of €1278/month, which I know are LDA cost-rental houses. The website of those properties state the rent is a "29% discount on current market rates as of Q3 2023". How can the RTB stand over including these properties as representative of market rent?
Given the landlords are legally obliged to consider the RTB rental register, I have considered it to be BS as I have an expert opinion for my exact house which states the potential rental income to be near double the avg. rent of the 10 properties provided by the RTB rent register. While the RTB does acknowledge expert opinions can be used, they state the RTB register should carry significant weight (which is subjective). So, I am left with two options as I see it:
- Email the RTB and notify them of the above and outline my justification for using the rental certificate
- Keep the head down and just proceed with renting out based on the rental certificate.
LarryScott
Frequent Poster
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- 528
I wonder if the "challenge your own case" is the way to go here. Set the rent, and then challenge it yourself to get confirmation.
I wonder if you can do that before the tenancy starts. Essentially saying that you want confirmation the rent is ok before risking it.
I wonder if you can do that before the tenancy starts. Essentially saying that you want confirmation the rent is ok before risking it.
Thats the only way to go in my opinion.
In the Swords area of Fingal alone, there were 3259 tenancies at Q3/25, apts and houses, so would the 10 lists be using the same estates or roads as the eircode used for the search?
Didn’t realise there was so much RTB information available in the research reports and the data hub.
From their own Rent Report for Q2/25, it says “The New Tenancies Index is a measure of current market conditions whereas the Existing Tenancies Index can be thought of as a lagged indicator”
Why are they including existing tenancies in the 10 list results if they aren’t a measure of current market conditions.
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I wouldn’t be trying to apply logic to how the rtb works
It would seem to be. The main issue with this approach is the length of time the RTB take with dealing with cases. I've an ajudication case, submitted over 30 weeks ago, and I still don't have the outcome back (hearing was a few weeks ago).
This is a major spot, well done.
Post in thread 'RTB Rent Register' https://www.askaboutmoney.com/threads/rtb-rent-register.243258/page-11#post-1986234
Even though I have the rental cert. I was still nervous of completely disregarding the output of the rent register, but I knew there were too many of those comparable examples that had the same fairly unusual rent amount, which was way below actual market rent. It took some digging to find it, but the evidence gives me confidence that I can push back on the use of the rent register to the RTB.
Still unsure which option to take.
Even though I have the rental cert. I was still nervous of completely disregarding the output of the rent register, but I knew there were too many of those comparable examples that had the same fairly unusual rent amount, which was way below actual market rent. It took some digging to find it, but the evidence gives me confidence that I can push back on the use of the rent register to the RTB.
Still unsure which option to take.
Possibly with the <30 sq mtrs, this could include a lot of new build studios which would be expensive. Hard to argue that your 2 bed isn't reasonably priced if there are lots of studios with the same rent.
Doesn't this mean that the cost rentals aren't at a 29% discount to market price after all and should reduce their prices
Cost rentals are of great use to the RTB. They can be used to reduce PRS market rents and to up the number of landlords and tenancies as well!
The conspiracy theories are ratcheting up...
I think the hurried introduction of the legislation and the need to have something up and running has meant that no time was spent "cleaning" the data. I would think over time it will correct but it will never be perfect
I think the hurried introduction of the legislation and the need to have something up and running has meant that no time was spent "cleaning" the data. I would think over time it will correct but it will never be perfect