Why it matters now
Since 1 May 2026, you can only raise the rent once a year, using a Section 13 notice on Form 4A with at least two months' notice. Tenants can challenge a rise at the First-tier Tribunal, which sets the rent at the open market level and can't go higher than you proposed. So knowing the market rent matters more than ever: too low and you lose money every month; well above it and a challenge is likely to bring it down.
Average rents across Great Britain, August 2026
Average monthly rent for private lets, from the ONS. Use the checker above for your own council area.
| Area | All homes | 1 bed | 2 bed | 3 bed | Last year |
|---|---|---|---|---|---|
| United Kingdom | £1,400 | £1,136 | £1,281 | £1,430 | +3.8% |
| England | £1,459 | £1,195 | £1,335 | £1,489 | +4.0% |
| London | £2,332 | £1,760 | £2,232 | £2,643 | +3.5% |
| South East | £1,426 | £993 | £1,273 | £1,552 | +3.0% |
| East of England | £1,289 | £894 | £1,145 | £1,392 | +3.5% |
| South West | £1,245 | £830 | £1,065 | £1,297 | +4.4% |
| West Midlands | £982 | £711 | £885 | £1,051 | +4.9% |
| East Midlands | £922 | £649 | £826 | £994 | +3.7% |
| Yorkshire and The Humber | £865 | £614 | £769 | £914 | +4.9% |
| North West | £969 | £702 | £882 | £1,056 | +5.8% |
| North East | £788 | £554 | £697 | £835 | +5.8% |
| Wales | £846 | £636 | £779 | £890 | +4.3% |
| Scotland | £1,013 | £702 | £911 | £1,172 | +1.1% |
How to use the result
- Well below the average? Check what similar homes nearby are being let for on the property portals, then propose a rise with Form 4A. Our rent increase calculator gives the earliest date.
- Close to it? A small rise each year in line with local rents usually keeps you near the market without a challenge.
- Above it? That can be fine for a well-presented home, but keep it in mind before proposing more.
More rent means more kept after tax. See what your property keeps with the Section 24 calculator.
Questions landlords ask
How do I know if my rent is too low?
Compare it with the average for similar homes in your area. This checker uses the ONS average for your council and number of bedrooms. Then look at what similar homes nearby are being let for, because new lets usually rent above the overall average.
How often can I put the rent up?
In England, once a year, using a Section 13 notice on Form 4A with at least two months' notice. The first rise can't take effect until 52 weeks after the tenancy started.
Can my tenant challenge a rent increase?
Yes. They can apply to the First-tier Tribunal before the new rent starts. It sets the open market rent for the property and can't set it higher than you proposed.
Where do the average rents come from?
The ONS Price Index of Private Rents, which uses rents from new and existing tenancies. It's updated monthly and we refresh the checker each month.
Sources
- ONS: Price Index of Private Rents, UK: monthly price statistics
- GOV.UK: Guide to the Renters' Rights Act
- GOV.UK: Assured tenancy forms, including Form 4A
Last updated 12 October 2026.