The Good Host Rent Index — Rent-a-Room Calculator Ireland

How the calculator works

The calculator starts from the RTB standardised average monthly rent for new tenancies in your county (whole property), divides by three (typical 3-bed share) to get a per-room baseline, then adjusts for room type, bathroom, occupancy pattern (full week vs Mon–Fri), distance from the nearest town or transit, and which bills are included.

Inputs you provide: county, room type (private or shared), bathroom (shared or ensuite), occupancy (full week or Mon–Fri commuter), distance band (under 1km, 5km, 10km, or over 10km), and bills included (electricity, heating, wifi, bins).

RTB-registered average monthly rents by county (2025, new tenancies)

Source: Residential Tenancies Board / ESRI Rent Index. Whole-property averages for newly registered tenancies. Per-room benchmark divides by three to reflect a typical 3-bed shared house.

What is the Rent-a-Room scheme in Ireland?

The Rent-a-Room scheme lets you earn up to €14,000 a year, tax free, by renting out a room in your principal private residence — the home you actually live in. It is a simple way to take in a long-term tenant or a Mon–Fri commuter without setting up a formal tenancy. For the legal detail, see Revenue.ie.

How does the €14,000 tax-free threshold work?

Up to €14,000 of total income from the room — rent, bills, meals, and any other charges paid by the tenant — is tax free. Past €14,000, the entire amount becomes taxable, not just the portion above. This is a cliff edge, not a tapered system, and it catches a lot of homeowners off guard.

Rent-a-Room vs renting under a tenancy

Under Rent-a-Room, your tenant is a licensee, not a tenant under the Residential Tenancies Act. That means Rent Pressure Zone (RPZ) caps and the usual tenancy rules do not apply, but it also means the licensee has fewer statutory rights. Be clear and fair in your house rules from day one.

How to find a tenant

You can list your room on MyRoom.ie for a one-off €4.99 fee — no subscription, no commission. Listings are reviewed by a real human moderator before going live, and applicants who reach out are phone-verified.

Frequently asked questions

Why is the suggested rent lower than what I see advertised on listings sites?

Because this tool gives you a fair rate based on actual RTB-registered tenancies, not advertised asking prices. Asking prices are typically 20–40% above what tenants are actually paying. Charging the suggested rate means you fill the room faster and attract reliable long-term tenants.

Does the €14,000 threshold include bills I charge separately?

Yes. Total income from the room — rent, bills, meals and any other charges paid by the tenant — counts toward the €14,000 threshold under Revenue rules.

What happens if I go over €14,000?

Tax is owed on the entire amount, not just the excess. This is a cliff edge, not a tapered system. Going over by even €1 means the full sum becomes taxable.

Is this advice or a guarantee?

Neither. It is a benchmark grounded in official RTB data and reasoned adjustments, designed to give you a starting point. Final pricing is your decision.