Yes! Cost rentals appear to make up the majority of the list in this new Clondalkin housing estate, with first time tenancies in Feb26! Will the LDA have to use this data and reset any future cost rentals to €1,125 - €1,200 in order to give a minimum reduction of 25% of 'market rate'?
RTB Rent Register
- Thread starter Sr. Tayto
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Yes! Cost rentals appear to make up the majority of the list in this new Clondalkin housing estate, with first time tenancies in Feb26! Will the LDA have to use this data and reset any future cost rentals to €1,125 - €1,200 in order to give a minimum reduction of 25% of 'market rate'?
I don't think so. They came up with this Register idea back last October or so, so plenty of time to get this up and running.
Too odd also that it never shows up Daft.ie equivalent rentals.
Also, it is including cost rentals
It is also showing up rents set many years ago.
One oddity or so could be excused. This is deliberate and we know they are manipulating the numbers of landlords and tenancies as it is.
I would have thought going from idea to a production ready public sector consumer facing portal in less than 4 months is incredibly quick but I may be wrong.
The other issues as I said are data quality issues that hopefully can be cleaned up over time.
What would be useful for all is if the RTB had a mechanism where users of the platform could identify obvious data issues that need to be cleaned up. It would speed up the process.
What would be useful would be if proper - full - reports were provided.
1. Number of bathrooms
2. Garden or balcony
3. Appliances provided
4. Public transport available, type and distance
5. Double or single bedrooms
6. Parking: on street or driveway, free or paid
7. Heating: gas / electric /oil
8. House: detatched, semi, terrace
9. Apartment: floor, lift available
10. Date first rented, date of last rent review.
The report should also show *every* property registered in the designated area matching the declared number of bedrooms.
The report should be downloadable to excel, so property owners can find the nearest equivalent properties.
1. Number of bathrooms
2. Garden or balcony
3. Appliances provided
4. Public transport available, type and distance
5. Double or single bedrooms
6. Parking: on street or driveway, free or paid
7. Heating: gas / electric /oil
8. House: detatched, semi, terrace
9. Apartment: floor, lift available
10. Date first rented, date of last rent review.
The report should also show *every* property registered in the designated area matching the declared number of bedrooms.
The report should be downloadable to excel, so property owners can find the nearest equivalent properties.
I doubt it will be cleaned up. It is not in their interests to produce a database showing high rents.
I think they would have to do that in order to generate truly comparable properties.
We'd now have a full blown reference rent system which would grow more complex as time when on. There is one is the Netherlands where I've heard that apparently things like whether there is a light over the bathroom mirror is taken in to account.
You are correct in what you are saying and I do think that this is the direction that this is going - rent control where the tenant remains, a reference rent system for tenant turnover and the 6 year cycle.
Some clarification as I listened to the webinar on rent setting: any 3 comparable properties from the register can be chosen, including the 3 highest, this was repeatedly mentioned.
If I had to use the register today, I would scroll the register as much as I could to find rentals that objectively are comparable even if they do not appear in my initial list.
In my town for example, there is a C3 2 bedroom apartment 60 sq meter that is currently renting for 2200. It doesn't appear in my list as my apartment is 67 square meter that gives me instead apartments in another town. However, I don't think there is objectively any reason why a bigger apartment with a better BER rating should have a "lower" market rent. (this tenancy was also started in December 2025).
However, this is probably easier in densely populated area.
If I had to use the register today, I would scroll the register as much as I could to find rentals that objectively are comparable even if they do not appear in my initial list.
In my town for example, there is a C3 2 bedroom apartment 60 sq meter that is currently renting for 2200. It doesn't appear in my list as my apartment is 67 square meter that gives me instead apartments in another town. However, I don't think there is objectively any reason why a bigger apartment with a better BER rating should have a "lower" market rent. (this tenancy was also started in December 2025).
However, this is probably easier in densely populated area.
Isn’t that allowed though? I thought it was possible to use a different list or area to find a match and just document why that was chosen.
My list gives me apartments from another town. I did not chose them.
What I was saying is that if I reduce the size of my apartment in my search, I get other rentals (2 bedrooms, 60 sq, B3 and €2200). It's on the Rent price register. It's comparable as it is in my town, and mine is actually both bigger and more energy efficient. I would give that reference if I had to set my rent. One needs to use the Rent register as a source and show comparable properties. I have also started to keep a record of what appears in the register. I don't think I will need it in the near future as I don't plan to rent again (except to family) but who knows.
outofmymind
Registered User
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- 134
We have a property in a rural area that was not previously an RPZ.
- When I put in the correct details I get ten properties with most varying from €500 to €850. The highest 'match' is 72%, then 62% and then in the 50's. Some of the properties are up to 40km away. Our property does not show up.
- If I try varying the size and/or the BER even excessively, I get the same 10 properties and I have not been able to get any other properties at all, including our own.
- If I change the Eircode to one that is a few km away so it doesn't 'know' where we are then I get one house that is even further away from the new 'fake' eircode, but is at €1100, and ours still doesn't come up even though it should be an exact match.
- If I change from a house to an apartment of the same beds/BER/size then I get much higher rents - €600-€1350 and these are mostly more recent registrations.
- There is nothing on Daft under €1100, and that is the sort of figure that their quarterly report quotes.
LarryScott
Frequent Poster
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- 528
It is supposed to be public. Ideally, it should be possible to download it, in full, but failing that, it should be fully searchable.
The real problem is that the information that is given is the wrong information.
The key is distinguishing between market rents and non-market rentals. Also, you need the dates when rents were set, so you can adjust for passage of time.
The should provide at least the following.
RT-Number:
Type of rental: Private Landlord/Local authority/etc.
Type of dwelling: Apartment/Detached/Semi-Detached/terrace
Current Rent:
Date Last Rent Review:
Most Recent Rent Reset[*]:
Date Rent Reset:
Size/BER etc.: This really doesn't seem to make much difference (BER especially)
The terms of the tenancy/lease are actually a specific requirement in the legislation, so arguably legally that data has to be provided.
[*] This means last time an uncontrolled rent was set
- New tenancy rent reset
- 6 year cycle rent reset (maybe)
- Old tenancy initial rent after 2 years vacant
- Old tenancy rent when part 4 tenancies started
With the help of a bit of code I queried using a single Eircode in one of the south dublin electoral areas, 3 or 4-bed house, BER between B1-D2, floor sizes 85-110.
- 126 results.
- 76 of these appear to be tenancies which started prior to 2025.
- Just 22 seem to be tenancies which started in the last 6 months.
- Only one of the results appears to be in the same actual sub-area as the Eircode. My own property not on the list, oddly, despite meeting the criteria.
- Minimum rent 1126. Maximum rent 3775.
- 16 houses 3000 or more. 50 houses below 2000 Eur. Just 8 below 1500. (My own house is rented out for below 1500).
Out of interest @patfert1:
Are you able to draw any conclusions as to how the 10 properties that would otherwise be presented via the RTB truncated report were selected from the larger pool of 126 properties which you found.
If you'd be willing to share, would be very interested to try a similar test for my properties.
Are you able to draw any conclusions as to how the 10 properties that would otherwise be presented via the RTB truncated report were selected from the larger pool of 126 properties which you found.
If you'd be willing to share, would be very interested to try a similar test for my properties.
outofmymind
Registered User
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- 134
Id also be interested to try it for rural properties - see post 230.
ballyharpat
Registered User
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I spent a few hours Sunday searching different eircodes, the prices were much lower than today. I looked at the numbers 'rt' etc, the first 4 digits are the month and year that they were first registered. This includes a new start date for properties that were backdated. As in, I had a property that I registered in 2021, but I wanted to backdate it to the original start date in 2016, I did that in December, that property is showing with a start date of 2025, it is also at 50% of market rate, as I was stuck in the RPZ rates. The prices vary a lot for different sizes, I messed around with the sizes, the 70m were more expensive that the 80 or 90, the number of bedrooms being reduced from 3 to 2 gave better prices also. I have been screenshotting Daft ads and adding them to a chat that I can pull on for reference at a later date, if RTB claim my prices are too high. I really cant see them doing that, but they will allow access to everyone, so landlords and tenants can see the prices and perhaps be a bit more grateful of the landlord decides to keep the rent lower than the average.Either way, clarity is good. I cant really see a better way to assess the properties, but what I will be doing going forward , is renting my properties unfurnished, it costs too much to furnish properties and after 5 -8 years, it needs to be done again, that can cost e100 per month, add it to the rent, then you are higher on the RTB scale, also, the property manager charges another 10% for a higher rent, so I'm paying them more than if if is unfurnished, after having 5 or 6 properties rented, this all adds up.
I'm not quite following what you are saying here.
Do you believe this rent register is satisfactory?
No, I didn't try that yet but it has been on my mind. I am thinking of adding something to my code to highlight the "reference 10" in the output.
One reflection. For the fairly wide search criteria I used, 126 properties in that area seems very few. But I don't see any bias towards prioritizing lower rents. There may be a bias towards properties nearby to the address in step 1, but I realized I don't know if they use the address from step 1 in the step 2 search, or is the step 2 search just based on the step 2 criteria. I suspect the latter is more likely. I'd like to experiment a bit with that, e.g. in step 1 enter an address a few streets away, or .5km away, but still in the same electoral area... and see does step 2 return the same combined result set.
I am happy to share the code but I need a few days to make it more robust and include some ideas I have to optimize it. Iterating over every incremement of 1sqm doesn't seem to be productive, so I will try some bigger increments, e.g. every 5sqm. When I have a version I can stand over I'll put it in github.
Yes indeed, I suspect a very different pattern than urban areas. I started a test using a holiday home we have on the west coast and found very low rent levels, but this wasn't a big sample set.
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I don't have more insight than anyone else. I would say that they are trying to hit the rent index in some ways.
I tried different starting post codes within the same electoral area. (I mean the 3 first letter/numbers), the local postcode was prioritised. I have just realised that my town has 2 postcodes. I will compare to see if there's a difference.
Edit: that postcode I did not realise existed is not really for my town actually, it's actually more rural surrounding areas, not densely populated. The register pull out rentals from the 3 main towns of the electoral area.
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ballyharpat
Registered User
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- 11
Satisfactory? Well, considering that we are dealing with the RTB, that have a history of incompetence, I think it could have been a lot worse. If a landlord chooses to set a rent, they can set it to the high price if they want. The RTB would have to go to an awful lot of trouble to challenge a landlord on a reasonable price. If they were to bring up other properties that are listed in the register, they would have to give the details of these properties, the properties are more than likely low due to council (control) housing, or similar, or else would have been in the RPZ and unable to be reset to market rents. It's up to us to pick the price that we feel is market rent. IT's not up to us to prove it, it's up to them to prove we are above market rent. Also, the tenant has to be the one that raises the issue with the RTB, so then the tenant would already know the real prices of properties in the area , they would have to find a property that has been under a new lease , not under RPZ rules, that is lower than the property they have rented.