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Home Press releasesProperty marketLondon rents rise by just 0.7% since Renters’ Rights Act became law, with rate of growth slowing across most boroughs
London rents rise by just 0.7% since Renters’ Rights Act became law, with rate of growth slowing across most boroughs
- Property market
- 05.06.26
- Benham & Reeves
The latest research from London lettings and estate agent, Benham and Reeves, has revealed that rental growth across London has remained consistent since the Renters’ Rights Act received Royal Assent, with rents increasing by just 0.7% since, the same rate of growth seen during the equivalent period prior to October of last year. In fact, the majority of London boroughs have actually seen the pace of rental growth slow since the legislation became law.
Benham and Reeves analysed average private rental values across each London borough, comparing the five-month period prior to the Renters’ Rights Act receiving Royal Assent on 27 October 2025 (May 25 to Oct 25) with the five-month period that followed (Oct 25 to Mar 26 – latest available), in order to assess whether the landmark legislation has led to landlords hiking rents.
The research shows that since the Renters’ Rights Act received Royal Assent in October of last year, average rents across London have increased by just 0.7%. This rate of growth is identical to that seen during the previous five-month period.
However, while top line rental growth across the capital has remained unchanged, a borough-by-borough analysis reveals that 18 of London’s 32 boroughs have actually seen the pace of rental growth slow since the legislation came into effect, suggesting that landlords have not responded to the reforms by increasing rents at a faster rate.
Kingston upon Thames has seen the largest reduction in rental growth. Between May and October 2025, rents increased by 2.9%, but fell by -1.9% in the five months following Royal Assent, representing a 4.8 percentage point slowdown in the rate of rental growth.
Camden also saw a notable shift, with rents declining by -5.0% following Royal Assent compared to a fall of -1.0% during the previous five-month period.
Havering saw rental growth slow from 3.5% to 0.3%, whilst Bexley saw growth ease from 3.9% to 1.1%. Westminster and Barking & Dagenham also ranked amongst the boroughs to see the most notable reduction in the rate of rental growth following the introduction of the legislation.
Whilst the majority of boroughs saw rental growth cool, a handful recorded an acceleration.
Brent stands out in this respect, having seen rents fall by -5.2% during the five months prior to Royal Assent, rental values increased by 2.2% in the five months that followed, representing a swing of 7.4 percentage points.
Elsewhere, Richmond upon Thames saw the pace of rental growth increase by 2.5 percentage points, whilst Southwark (+2.3 percentage points), Greenwich (+2.0 percentage points), Waltham Forest (+1.8 percentage points) and Islington (+1.7 percentage points) also saw stronger growth following Royal Assent of the Renters’ Rights Act.
Marc von Grundherr, Director of Benham and Reeves, commented:
“One of the key concerns surrounding the Renters’ Rights Act was that landlords would look to offset the additional regulatory burden by increasing rents, but the data suggests this simply hasn’t happened across London.
Not only has top line rental growth across the capital remained unchanged when compared to the equivalent period prior to Royal Assent, but the majority of boroughs have actually seen the pace of rental growth slow.
This demonstrates that landlords aren’t using the legislation as an excuse to increase rents and, ultimately, rental values continue to be driven by local market fundamentals – namely the balance between supply and tenant demand, rather than legislative change alone.
Whilst landlords are facing greater responsibilities and compliance requirements than ever before, the vast majority recognise the importance of securing and retaining good tenants. The reality is that affordability remains a key consideration for both sides of the market and, despite the narrative surrounding rental reform, London’s landlords have shown considerable consistency since the legislation became law.”
| Location | Priv rent – May 2025 | Change £ – May 25 to Oct 25 | Change % – May 25 to Oct 25 | Priv rent – Oct 2025 | Change £ – Oct 25 to Mar 26 | Change % – Oct 25 to Mar 26 | Priv rent – Mar 2026 | Change in rate of rental Growth |
|---|---|---|---|---|---|---|---|---|
| Kingston upon Thames | £1,780 | £51 | 2.9% | £1,831 | -£35 | -1.9% | £1,796 | -4.8% |
| Camden | £2,822 | -£27 | -1% | £2,795 | -£141 | -5% | £2,654 | -4.1% |
| Havering | £1,508 | £53 | 3.5% | £1,561 | £5 | 0.3% | £1,566 | -3.2% |
| Bexley | £1,457 | £57 | 3.9% | £1,514 | £17 | 1.1% | £1,531 | -2.8% |
| Westminster | £3,258 | -£35 | -1.1% | £3,223 | -£101 | -3.1% | £3,122 | -2.1% |
| Barking and Dagenham | £1,613 | £53 | 3.3% | £1,666 | £21 | 1.3% | £1,687 | -2% |
| Lambeth | £2,387 | £89 | 3.7% | £2,476 | £49 | 2% | £2,525 | -1.7% |
| Newham | £1,827 | £55 | 3% | £1,882 | £30 | 1.6% | £1,912 | -1.4% |
| Barnet | £1,867 | £43 | 2.3% | £1,910 | £18 | 0.9% | £1,928 | -1.4% |
| Haringey | £2,172 | £31 | 1.4% | £2,203 | £6 | 0.3% | £2,209 | -1.2% |
| Lewisham | £1,771 | £29 | 1.6% | £1,800 | £10 | 0.6% | £1,810 | -1.1% |
| Kensington and Chelsea | £3,643 | -£10 | -0.3% | £3,633 | -£34 | -0.9% | £3,599 | -0.7% |
| Harrow | £1,710 | £27 | 1.6% | £1,737 | £17 | 1% | £1,754 | -0.6% |
| Ealing | £2,037 | £13 | 0.6% | £2,050 | £1 | 0% | £2,051 | -0.6% |
| Redbridge | £1,677 | £26 | 1.6% | £1,703 | £17 | 1% | £1,720 | -0.6% |
| Merton | £2,056 | £16 | 0.8% | £2,072 | £11 | 0.5% | £2,083 | -0.2% |
| Wandsworth | £2,508 | £44 | 1.8% | £2,552 | £41 | 1.6% | £2,593 | -0.1% |
| Hounslow | £1,879 | £15 | 0.8% | £1,894 | £13 | 0.7% | £1,907 | -0.1% |
| Sutton | £1,513 | £16 | 1.1% | £1,529 | £16 | 1% | £1,545 | 0% |
| Croydon | £1,516 | £21 | 1.4% | £1,537 | £23 | 1.5% | £1,560 | 0.1% |
| Enfield | £1,715 | £26 | 1.5% | £1,741 | £29 | 1.7% | £1,770 | 0.1% |
| Bromley | £1,625 | £19 | 1.2% | £1,644 | £26 | 1.6% | £1,670 | 0.4% |
| Tower Hamlets | £2,362 | £12 | 0.5% | £2,374 | £22 | 0.9% | £2,396 | 0.4% |
| Hackney | £2,550 | £17 | 0.7% | £2,567 | £31 | 1.2% | £2,598 | 0.5% |
| Hammersmith and Fulham | £2,756 | -£25 | -0.9% | £2,731 | -£7 | -0.3% | £2,724 | 0.7% |
| Hillingdon | £1,531 | £3 | 0.2% | £1,534 | £15 | 1% | £1,549 | 0.8% |
| Islington | £2,700 | £8 | 0.3% | £2,708 | £55 | 2% | £2,763 | 1.7% |
| Waltham Forest | £1,743 | -£11 | -0.6% | £1,732 | £21 | 1.2% | £1,753 | 1.8% |
| Greenwich | £1,870 | £18 | 1% | £1,888 | £56 | 3% | £1,944 | 2% |
| Southwark | £2,357 | -£12 | -0.5% | £2,345 | £43 | 1.8% | £2,388 | 2.3% |
| Richmond upon Thames | £2,202 | £22 | 1% | £2,224 | £78 | 3.5% | £2,302 | 2.5% |
| Brent | £2,031 | -£105 | -5.2% | £1,926 | £43 | 2.2% | £1,969 | 7.4% |
| LONDON | £2,249 | £16 | 0.7% | £2,265 | £15 | 0.7% | £2,280 | 0.0% |
| *City of London excluded due to lack of data. | ||||||||
About the Author
Established in 1958, Benham and Reeves is one of London’s oldest, independently owned property lettings and sales agents. With specialism in residential sales, corporate lettings and property management in prime areas of London, the company operates from 21 prominently located branches and 11 international offices.View all posts by Benham & Reeves