I think when you are comparing you just have to use the latest 3. The latest 1 actually. In a Rising market rent is always going to be higher than one from a month or two ago. That fact just cant be argued or you are throwing hundreds of years of science and economics out the window.
RTB Rent Register
- Thread starter Sr. Tayto
- Start date
Another point to bear in mind, every landlord has one month to register a tenancy with the RTB. So that's another reason why the Register doesn't seem to reflect the volume of new tenancies being registered yet.
Waterford - Just in case posters in different cities thought I was leaving them out the reason I couldn't do Waterford or Sligo is that there was only one one bed in Waterford and none in Sligo at all so that was no way for me to figure out Market rent .... I'll re do Cork today.
Cork - 1st comparison was 20th April.
Wow today there are 28 properties to rent so Daft runs to two pages ....
Out goes, student, elysian 2 bed, Douglas, studio, studio, Tivoli, Ber exempt and the last 3 which are studios. Left with these rents: 1800, 1500, 2000, 1900, 1800, 1700, 1800, 1800, 1900, 2000, 1750, 1850, 1700, 1700. So 17 city center one beds. Throw out the 1500 as it's an outlier, mean rent then is 1841. Let's even it out to say Rent in Cork for a one bed is +/- 1850.
No wonder Limerick is an outlier as it has far less to rent so that's probably why the RTB were saying they were trying to figure out why rents there went up 12% which was more than elsewhere. Someone tell them the reason they are up in Limerick is up is because of a lack of supply !
I'll pop in Cork City South Central as that's what I used last time. And I'll do 40 M2 with C3 BER
- Only 2 registrations in 2026, April and May, they are also the highest rents circled in red.
- the 3 lowest rents are 2 from 2019 and one from 2022 - so RPZ.
- where did the rental in Nov 2025 of 1950 go this time
- also disappeared is the March 2026 rental of 1800 and the April 2025 rent of the same amount
- the Jan 2025 rent of 1700 also gone ..........
- every single one of those has a BER
Conclusion: 4 current high rentals (2025 & 2026) are gone. If I were a landlord of the ones currently in DAFT I'd want my 3 Comparables to be of the 3 highest and would therefore need to use the data from a month ago that now doesn't exist.
Curiousier and curiouser said Alice to the RTB
Wow today there are 28 properties to rent so Daft runs to two pages ....
Out goes, student, elysian 2 bed, Douglas, studio, studio, Tivoli, Ber exempt and the last 3 which are studios. Left with these rents: 1800, 1500, 2000, 1900, 1800, 1700, 1800, 1800, 1900, 2000, 1750, 1850, 1700, 1700. So 17 city center one beds. Throw out the 1500 as it's an outlier, mean rent then is 1841. Let's even it out to say Rent in Cork for a one bed is +/- 1850.
No wonder Limerick is an outlier as it has far less to rent so that's probably why the RTB were saying they were trying to figure out why rents there went up 12% which was more than elsewhere. Someone tell them the reason they are up in Limerick is up is because of a lack of supply !
I'll pop in Cork City South Central as that's what I used last time. And I'll do 40 M2 with C3 BER
- Only 2 registrations in 2026, April and May, they are also the highest rents circled in red.
- the 3 lowest rents are 2 from 2019 and one from 2022 - so RPZ.
- where did the rental in Nov 2025 of 1950 go this time
- also disappeared is the March 2026 rental of 1800 and the April 2025 rent of the same amount
- the Jan 2025 rent of 1700 also gone ..........
- every single one of those has a BER
Conclusion: 4 current high rentals (2025 & 2026) are gone. If I were a landlord of the ones currently in DAFT I'd want my 3 Comparables to be of the 3 highest and would therefore need to use the data from a month ago that now doesn't exist.
Curiousier and curiouser said Alice to the RTB
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The data given is so limited that according to the dates of registration of surrounding properties, the information provided varies widely:
- 03.03.2026 top 3 dwelling given €1800
- 09.04.2026 €2033
- 18.05.2026 €1892
So if I reset my rent on the 09.04.2026, I can easily justify a rent of €2033, if I reset today I would need to "play" with the rent register to get that amount or I am limited to €1892.
- 03.03.2026 top 3 dwelling given €1800
- 09.04.2026 €2033
- 18.05.2026 €1892
So if I reset my rent on the 09.04.2026, I can easily justify a rent of €2033, if I reset today I would need to "play" with the rent register to get that amount or I am limited to €1892.
The four previous highest rentals have disappeared from the results???
yes, see my old one in post: 437 on 20th April, I'm doing a new copy paste/snip of it again here, from the AAM post, but now highlighting the exact four
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All you've to do is send in 3 comparibles. Nowhere does it say:
- Your new market rent cannot be higher than the 3
- that you've to take the 'mean' of the 3
- which 3 you must pick
etc
I comment on the RTB register not the way to go with it. As I said, the information varies widely from month to month.
The RTB note: "You must include a statement with your rent setting notice that the rent is not above market rent. To prove this, it must include details of rent paid for three tenancies in similar properties from the RTB Rent Register." So personally I would feel more comfortable if I could rely on the RTB register.
It also noted: "Your three examples must be for properties of a similar size, type and character (including BER). The tenancies must have begun in the last 3 months." I didn't notice this previously. On the current list I have, only 3 tenancies have started or been renewed in the last 3 months.
- the four should be still let, the Jan 25 was reregistered last January as it says 26 at the end of it, the Nov 25 is not up for renewal until next Nov, the April 2025 is due for reregistration last month, and the March 2026 is brand new registration.
- yes I would have thought the register, which was created for us landlords to give our 3 comparables that it would have the latest rents, ie this year or last year at a push
- no idea what the RTB is or isn't doing, maybe RTE/the Indo/ a landlord might ask them
- what I'm missing is the RTB logarithm, it's nearly impossible for me to figure that out. Also when I first stared this I should have stuck to one size, and one BER. As I've done quite a few now I'm getting better at understanding it.
Why am I so invested. I'm happy enough that my market rents are fine, BUT I want to be certain, as the legislation is chaotic (gibberish) I don't trust my getting into trouble down the line and do not want to be in that situation. So for my location I'm keeping a list of properties where mine is as a record. I'm keeping a DAFT list and a monthly list from the RTB register.
BTW my rentals are not yet up on the RTB and they are the highest in my area.
- yes I would have thought the register, which was created for us landlords to give our 3 comparables that it would have the latest rents, ie this year or last year at a push
- no idea what the RTB is or isn't doing, maybe RTE/the Indo/ a landlord might ask them
- what I'm missing is the RTB logarithm, it's nearly impossible for me to figure that out. Also when I first stared this I should have stuck to one size, and one BER. As I've done quite a few now I'm getting better at understanding it.
Why am I so invested. I'm happy enough that my market rents are fine, BUT I want to be certain, as the legislation is chaotic (gibberish) I don't trust my getting into trouble down the line and do not want to be in that situation. So for my location I'm keeping a list of properties where mine is as a record. I'm keeping a DAFT list and a monthly list from the RTB register.
BTW my rentals are not yet up on the RTB and they are the highest in my area.
What????
I tried this with one of my remaining properties and none of the 10 have been begun within the last 3 months. 04/20 is the earliest and 12/25 is the latest.
Also is this renewal or a brand new tenancies. All the ones I found are all definitely RPZ renewals because all the rents are 1834, 1771, rents like that.
That seems to make it impossible to use the Register or set the rent.
Is the IPOA getting any clarification on this?
When did you register?
Where did you see this? Is that in the legislation?
A very, very good idea.
There seems to be something very strange going on. The RTB are clearly manipulating the numbers of landlords and tenants, so there is no reason why they wouldn't be doing the same here.
Very likely not, just what the RTB have made up.
This is the very first time we've heard this. That shocked me. What do you do if there are none in the last 3 months ?
Edit: https://rtb.ie/renting/setting-and-reviewing-private-rents/
The RTB website in the section called ""if re-setting to market rent is allowed"
Christ on a bike the rules would do your head in. I'll go back on each snip I put up and see if on the given date there is are 3 current rentals within the 3 months of the date I put up the snip.
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