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Rent regulation in Europe’s living sector: one asset class, many different rulebooks

How rent controls in nine European markets affect underwriting, asset management and exit value, and where reform is heading

Rent regulation in Europe’s living sector: one asset class, many different rulebooks
Published Date
Nov 10, 2026
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Image of Nick Saner
Nick SanerPartner, London
Image of Ben Elkington
Ben ElkingtonSenior Associate, London

Rent regulation in Europe’s living sector is continuing to evolve. For investors, it goes to the heart of their investment case: it affects what rent can be charged at lease inception and on review, whether rents can be reset on renewal or re-letting, the treatment of service charges and other tenant payments and the viability of asset management initiatives. These factors feed directly into underwriting assumptions on rental growth, operating income, and exit value. They also affect the feasibility of refurbishment, repositioning, and alternative living formats.

There is no single European approach. Jurisdictions are at different stages of developing their regulatory frameworks, and each is focused on different issues. For example, the Renters’ Rights Act 2025 is a very recent introduction for England, whereas many European jurisdictions have well (and long) established rent regulation regimes. 

A&O Shearman, Arthur Cox (Ireland) and Schjødt (Denmark and Sweden) have prepared a guide comparing residential rent regulation across nine European markets: England, Germany, France, Spain, Ireland, the Netherlands, Italy, Denmark, and Sweden. It covers both the current position and the direction of travel.

The guide was coauthored by Nick Saner and Ben Elkington in our London office, alongside Martina Firbank from Arthur Cox, and Frantz Sigersted-Rasmussen and Charles Andersson from Schjødt.

To request a copy of the guide, or to discuss rent regulation in any of these markets, please contact the individuals listed above or your usual A&O Shearman contact. 

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