Rent-Roll Valuation & Agency Profitability Calculator
What’s your lettings book worth — and what is admin costing you per tenancy?
Enter a few numbers about your book and your team. See an indicative value for your rent roll, your profit and admin cost per tenancy, how many more tenancies you can take on before the next hire — and the four things that move what a buyer would pay.
1.5–2.5×
recurring management fees — the usual multiple for a lettings book (UK/AU)8–12%
typical Irish full-management fee, + VAT48%
of agent branches have traded 20+ years — succession is coming7,062
notices of termination in Q1 2026 — a record, 60% citing saleFour numbers every principal should know
Lettings books are bought, sold and handed on — and Ireland has had no way to put a number on one. Now you do.
What your book is worth
An indicative range on 1.5–2.5× recurring management fees, and where your book sits in it.
Profit per tenancy
Fee income, cost and margin per tenancy — and what admin alone costs you on each one.
Capacity headroom
How many more tenancies your team can run before the next hire, at the hours you actually spend.
What moves the value
Landlord retention, arrears, documented compliance and Letters of Engagement — and what each is worth.
Value your lettings book
Your results update on the right as you type. Everything stays in your browser until you ask for the full report.
Your book
What you manage and what you charge for it. Fees ex VAT.
Full management, not let-only
€
% of rent
€2,160 per tenancy a year · typical 8–12%
Tenant-finds, including re-lets
€
Per new let
Your team and costs
The people who run lettings and management, and everything else the book costs to run.
FTE
Two part-timers = 1 FTE
€
Salary + employer PRSI + pension
€
Office, software, PII, PSRA fees, accountancy
Where the hours go
Hours per tenancy per year. Not sure? The defaults are typical for a full-management Irish book.
h
Register, renew yearly, update rent
h
Cap check, notice, RTB form
h
Matching rent, owner statements
h
Maintenance, inspections, queries
What a buyer checks
The four things that move your multiple. Be honest — the report shows what each one is worth.
Landlords lost in the last 12 months
10%
Tenancies in arrears right now
5%
Clients on a signed Letter of Engagement
60%
Tenancies fully documented
60%
Indicative value
€389k – €648k
€873 profit / tenancy
Indicative value of your lettings book
€565,000
Range €389,000 – €648,000
€873
profit per tenancy a year34.9% margin€273
admin cost per tenancy9 h on RTB, reviews & reconciliation+50
tenancies before the next hirecapacity ~170€2,498
fee income per tenancycost €1,625What moves your multiple
Landlord retention
Arrears
Documented compliance
Letters of Engagement
Get the full valuation & profitability report
What each driver is costing you, your action plan and what TenantSync would give back — emailed as a PDF to keep or share.
Your full valuation & profitability report
A 3-page PDF built from your figures, to keep or share with your accountant or business partner.
What each value driver is costing you, in €
Profitability line by line, a year and per tenancy
Capacity: how many more tenancies before the next hire
Your action plan, most urgent first
What TenantSync would give back — hours, € and capacity
The method, so your accountant can check it
Your full report is one step away
What each driver is costing you in €, your action plan, profitability line by line and what TenantSync would give back — on screen and as a PDF for your accountant.
Compliance hygiene raises what your book is worth. TenantSync keeps it on file for you.
RTB registration for every tenancy
Bulk registration and annual renewal tracking
Rent history and lawful increases
Rent-cap checks and review notices from the history
A signed s.43 letter per client
Letters of Engagement issued, e-signed and tracked
Clean client-money records
Open Banking matching, landlord ledgers, owner statements
Low, documented arrears
Automated reminders and a dated arrears trail
On your figures
+€52,000
book value from compliance hygiene
€23,455
of admin time back a year (6.5 h per tenancy)
13.1×
return on Growth at €149/month
How the numbers are worked out
Value
1.5–2.5× your recurring management fees a year, the rule of thumb where lettings books trade regularly (UK, Australia). Your book quality score sets where you sit in the range. Letting fees are one-off and left out.
Book quality
Landlord retention 30%, documented compliance 25%, Letters of Engagement 25%, arrears 20%. Churn of 5% or less and arrears of 2% or less score full marks; 25% churn and 15% arrears score nothing.
Profit and capacity
Fees ex VAT less staff (fully loaded) and overheads. Capacity assumes about 1,650 productive hours per full-time person a year, at the hours per tenancy you entered.
Valuing a lettings book — your questions
How much is a lettings book worth in Ireland?
No Irish rent-roll sales are published, so there is no Irish benchmark. In the UK and Australia, where lettings books change hands regularly, they usually sell for 1.5–2.5 times their recurring management fees a year. This calculator applies that range to your fees and places you in it by the quality of the book. Treat the result as indicative and get a formal valuation from your accountant or a business broker for a sale.
Why are letting fees left out of the value?
A buyer pays for income that keeps coming. Management fees recur every month the landlord stays; letting (tenant-find) fees are one-off, so they count in your profitability but not in the value of the book.
What makes a lettings book worth more?
Income that stays (low landlord churn), rent that is collected (low arrears), and a book a buyer can check: every tenancy registered with the RTB with its rent history and certificates on file, and every landlord on a signed Letter of Engagement under section 43 of the Property Services (Regulation) Act 2011. The calculator weights these 30%, 20%, 25% and 25%.
How is capacity headroom worked out?
From the hours you say each tenancy takes a year, against about 1,650 productive hours per full-time person (37.5 hours a week for 44 weeks). The difference between what your team can carry and what it carries now is your headroom before the next hire.
Where do the TenantSync savings come from?
Bulk RTB registration and annual renewal tracking (we assume 70% of that admin saved), rent-review notices worked out from the rent history (60%) and Open Banking rent matching with owner statements (75% of reconciliation). They are conservative product estimates, applied only to the hours you entered.
What do you store?
Only the figures you enter, your email and, if you give them, your name, agency and phone — so your private link and PDF keep working and we can book your review. Nothing about your landlords or tenants. The calculator itself runs in your browser; nothing is sent until you ask for the report.
Is this a valuation or financial advice?
No. It is an indicative calculation from your own figures and a published rule of thumb. For a sale, succession, bank or tax purpose, get a formal valuation from your accountant or a business broker.