# How to set the right rent? Key factors that affect the price > How to price a rental flat: the comparison method step by step, adjustments for standard and floor level, a 48-hour market test, and the calculation that shows when a price cut is cheaper than a vacancy. Published: 2026-04-22 Updated: 2026-08-27 Source: https://smartrentier.com/blog/how-to-set-rental-price Tags: Finance, Tips --- **In short:** **rent** is set by comparison — starting from the median of similar listings in the same area, adjusted for standard, floor level and furnishings — and then verified by how the market reacts in the first days after the listing goes live. An overpriced flat costs more than it seems: one month of vacancy is roughly 8% of annual revenue, while a 5% price cut costs 5% over a year. Below: the pricing procedure, the adjustments, and the rules for increases during a tenancy. ## Step 1. Build a comparison set Pick 5–7 current listings that meet three conditions at once: the same district (in large cities — the same few streets), floor area within ±15%, and a similar standard. Discard outliers at both ends — a single flat listed 40% above the rest of the market is not a reference point, it is noise. Remember you are looking at **asking** prices, not transaction prices. Agreements usually close slightly below the listed figure because some tenants negotiate. The median of your set is a ceiling, not a starting point. ## Step 2. Adjust for your flat's features Feature Effect on the rate Note Location and commute the single biggest factor what counts is real travel time to the centre, not distance in kilometres Finish quality significant, upwards a fresh refurbishment works hardest in the first two years after it Furniture and appliances significant, upwards an unfurnished flat narrows the pool of tenants, especially for studios Floor level and lift downward adjustment above the 3rd floor without a lift for families with children and older tenants it can be a deal-breaker Parking space, storage upward adjustment in city centres it can be the deciding argument Balcony, terrace, garden upward adjustment valued most by families and people working remotely Make the adjustments as percentages of the median and write them down. Six months later, when you decide on an increase or a cut, that list will tell you what actually justified the price. ## Step 3. Decide what the rent covers This is the source of most confusion in listings. Separate three amounts and show them individually: **rent** (your income), the **service charge** paid to the housing community or cooperative, and **utility advances** settled against meter readings. A listing of “PLN 2,800 plus all charges” and one of “PLN 2,800 all-inclusive” are entirely different offers, yet the tenant compares them in the same search results table. Settling utilities to the złoty against meter readings is fairer to both sides and least prone to disputes. A flat-rate arrangement simplifies life but shifts the entire risk of rising energy prices onto you. ## Step 4. Test the price against the market, not your gut The first 48 hours after publication are the cheapest market research you will get. The number and quality of enquiries tell you more than another hour of browsing portals: - **No enquiries or just one** — the price is above market, or the listing has weak photos; check both before cutting the rate. - **A few specific enquiries asking about viewing times** — the price is right. - **A flood of enquiries within hours** — the price is below market; you get to choose your tenant, but you are probably leaving money on the table. With a large number of enquiries, do not bid the price up — use the advantage for a careful [tenant screening before signing](https://smartrentier.com/blog/how-to-screen-a-tenant-before-signing). A reliable tenant paying slightly less is worth more than an uncertain one promising more. ## When a price cut beats waiting Do the arithmetic instead of going by the feeling that “it would be a shame to lower the price”. At PLN 3,000 a month: - a 5% cut is PLN 150 a month, i.e. **PLN 1,800** over a year, - one month of vacancy is **PLN 3,000** of lost income plus the fixed charges you pay anyway. A month of vacancy therefore costs roughly as much as two years of holding the price 5% lower. If after three or four weeks of an active listing you have no serious enquiries, adjusting the rate is usually cheaper than holding out. ## Raising the rent during the tenancy The rules depend on the type of agreement. Under a standard residential tenancy the statutory route applies: written notice terminating the current level of rent, observing the period set by the tenants' rights act, with the tenant entitled to demand a written justification and calculation. The provision does not distinguish between fixed-term and open-ended agreements, although with a fixed term it is safer to have the increase mechanism written into the contract. An occasional lease works differently — there the rent may only be raised in line with the terms set out in the agreement. Deadlines, thresholds and a ready-made template are collected in the article on [raising the rent](https://smartrentier.com/blog/raising-the-rent-rules-and-notice-template). The simplest approach is to agree the mechanism upfront, when signing. How to draft such a clause and how to calculate the increase from the index is covered in the article on [rent indexation with the GUS index](https://smartrentier.com/blog/rent-indexation-cpi-gus); the calculation itself and the reminder date can also be handled in the [rent indexation module](https://smartrentier.com/funkcjonalnosci/waloryzacja-czynszu), so you do not have to revisit it manually every year. ## Does your price make economic sense A market valuation answers the question “how much can I get”, but not “is it worth it”. The second requires setting annual rent against the value of the flat and its costs: service charge, insurance, maintenance fund, tax and any mortgage instalment. Only the net result shows whether the unit earns — and whether the gap between it and another flat in your portfolio comes from rent or from costs. If you are still preparing the flat for letting, setting the rate is one of the first steps — the rest of the procedure, from paperwork to handing over the keys, is collected in the guide on [how to rent out your apartment step by step](https://smartrentier.com/blog/how-to-rent-out-your-apartment-step-by-step). ## FAQ ### How often should you check whether the rent is still at market level? Once a year, ideally two or three months before the anniversary of the agreement — that leaves time to prepare an indexation or a conversation about new terms. An extra review is worth doing after major building works or a change in local transport links. ### Does a furnished flat always let for more? Usually yes for studios and one-bedroom flats, where tenants move without furniture of their own. For larger family flats it can be the opposite — some tenants look for an empty property because they already own their furnishings. ### What if neighbouring flats have been vacant for months? That signals the whole area is overpriced or demand has shifted. Rather than dropping to the level of the empty listings, work out how you differ from them — standard, furnishings, flexibility on the move-in date — and put that front and centre in the listing. ### Is it worth varying the price by length of tenancy? Yes, and it is one of the less-used arguments. A lower rate in exchange for a two-year agreement reduces vacancy risk and the cost of finding the next tenant — provided you calculate the difference rather than guess it. --- PL: https://smartrentier.com/blog/jak-ustalic-czynsz-najmu.md