- England
- London
Rent tribunal decisions in London
2,971 published rent tribunal decisions in London, 39 under the Renters’ Rights Act rules (64% cut). What landlords proposed, what the First-tier Tribunal set and why, linked to GOV.UK.
Of 39 new-rules decisions in London, 25 set the rent below the landlord’s notice. Under the new rules a challenge can only lower the rent.
The tribunal valued the home above the notice but could only award the notice figure. Under-pricing is now a 12-month ceiling.
New-rules decisions where the rent was held at, or set below, what the tenant already paid.
New rules Notices from 1 May 2026
- Decided
- 39
- Set below the proposal
- 64% England 65%
- Median cut, where cut
- −5% £150 a month
- Median wait, application to decision
- 54 days
- Cut 64%
- Confirmed 36%
Earlier rules Notices before 1 May 2026
- Decisions
- 1,168
- Set below the proposal
- 73% of 553 with both figures
- Set above the proposal
- 8%
- Median rent set
- £1,500
- Cut 73%
- Confirmed 19%
- Above 8%
Raising rents in London? Abide.Rent checks each proposed rent against local evidence and tribunal outcomes before you serve.
Start your free trialLatest under the new rules
Notices served from 1 May 2026. The tribunal cannot go above the notice.
- Struck out
Penny Brookes Street, Stratford E20
Notice invalid: no rent set7 Oct 2026 · Newham · New rules - Confirmed
2-bed furnished terraced house
Ranelagh Road, East Ham E6£1,600a month7 Oct 2026 · Newham · New rules - Cut 12.8%
2-bed furnished flat
Gallions Road, Newham E167 Oct 2026 · Newham · New rules£2,350£2,050a month - Cut 4.5%
3-bed unfurnished semi-detached house
Abbey Grove, Greenwich SE27 Oct 2026 · Greenwich · New rules£2,200£2,100a month - Cut 10.2%
3-bed unfurnished flat
Hazelhurst Road, Wandsworth SW175 Oct 2026 · Wandsworth · New rules£2,200£1,975a month - Struck out
Brooksbys Walk, Homerton E9
Notice invalid: no rent set5 Oct 2026 · Hackney · New rules
By county
Every county in London with at least one published decision.
Every recent decision
The latest 30 of 2,971. Open one for the figures, the evidence and the tribunal’s reasons.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 7 Oct 2026 | Penny Brookes Street, Stratford E20Newham | — | — | — | Struck out | New rules |
| 7 Oct 2026 | Ranelagh Road, East Ham E62-bed furnished terraced house · Newham | £1,500 | £1,600 | £1,600 | Confirmed | New rules |
| 7 Oct 2026 | Gallions Road, Newham E162-bed furnished flat · Newham | £2,050 | £2,350 | £2,050 | Cut 12.8% | New rules |
| 7 Oct 2026 | Abbey Grove, Greenwich SE23-bed unfurnished semi-detached house · Greenwich | £1,900 | £2,200 | £2,100 | Cut 4.5% | New rules |
| 5 Oct 2026 | Hazelhurst Road, Wandsworth SW173-bed unfurnished flat · Wandsworth | £1,575 | £2,200 | £1,975 | Cut 10.2% | New rules |
| 5 Oct 2026 | Brooksbys Walk, Homerton E9Hackney | — | — | — | Struck out | New rules |
| 2 Oct 2026 | Lambeth SE11-bed furnished flat · Lambeth | £1,121 | £1,600 | £1,525 | Cut 4.7% | Earlier rules |
| 2 Oct 2026 | Schonfeld Square, Hackney N162-bed flat · Hackney | £458 | £486 | £486 | Confirmed | Earlier rules |
| 30 Sep 2026 | Hatton Road, Hounslow TW142-bed flat · Hounslow | £1,200 | £1,700 | £1,700 | Confirmed | Earlier rules |
| 30 Sep 2026 | School Road, Dagenham RM102-bed unfurnished semi-detached house · Barking and Dagenham | £1,200 | £2,400 | £2,250 | Cut 6.2% | New rules |
| 30 Sep 2026 | Sheppey Road, Dagenham RM93-bed semi-detached house · Barking and Dagenham | £1,350 | £1,950 | £1,750 | Cut 10.3% | Earlier rules |
| 29 Sep 2026 | Acanthus Drive, Southwark SE11-bed furnished flat · Southwark | £1,584 | £1,900 | £1,700 | Cut 10.5% | Earlier rules |
| 29 Sep 2026 | Acanthus Drive, Southwark SE1Southwark | — | — | — | Set | New rules |
| 29 Sep 2026 | Abercorn Way, Southwark SE1Southwark | — | — | — | Struck out | New rules |
| 29 Sep 2026 | Lawrence Road, Hackney N15Studio flat · Hackney | £1,550 | £1,600 | £1,500 | Cut 6.2% | New rules |
| 28 Sep 2026 | Church Road, Hounslow TW52-bed furnished flat · Hounslow | £1,275 | £1,525 | £1,525 | Confirmed | Earlier rules |
| 28 Sep 2026 | Hackney E52-bed unfurnished flat · Hackney | £1,310 | £2,400 | £1,500 | Cut 37.5% | Earlier rules |
| 25 Sep 2026 | Stavely Gardens, Hounslow W4Hounslow | £1,807 | £5,000 | £3,250 | Cut 35% | Earlier rules |
| 25 Sep 2026 | Amhurst Road, Hackney E82-bed terraced house · Hackney | £1,600 | £1,800 | £2,000 | Above | Earlier rules |
| 24 Sep 2026 | Bisley Close, Sutton KT4Sutton | £1,250 | £1,600 | — | Set | Earlier rules |
| 24 Sep 2026 | Achilles Close, St SE1Southwark | £1,336 | £1,900 | — | Struck out | Earlier rules |
| 22 Sep 2026 | Eastleigh Avenue, Harrow HA23-bed unfurnished semi-detached house · Harrow | £1,461 | £1,531 | £1,650 | Above | Earlier rules |
| 21 Sep 2026 | Tildesley Road, Putney SW152-bed unfurnished flat · Wandsworth | £1,750 | £1,850 | £1,850 | Confirmed | Earlier rules |
| 21 Sep 2026 | Southern Road, Newham E131-bed unfurnished flat · Newham | £1,203 | £1,600 | £1,600 | Confirmed | New rules |
| 21 Sep 2026 | Thornton Avenue, Hounslow W4Hounslow | £2,427 | — | £2,765 | Registered | Fair rent |
| 21 Sep 2026 | The Chase, Uxbridge UB102-bed bungalow · Hillingdon | £930 | £995 | £930 | Cut 6.5% | Earlier rules |
| 21 Sep 2026 | Ruislip Road, Greenford UB61-bed semi-detached house · Ealing | £900 | £1,500 | £1,200 | Cut 20% | Earlier rules |
| 21 Sep 2026 | Ealing W53-bed flat · Ealing | £2,000 | £2,300 | £2,300 | Confirmed | Earlier rules |
| 21 Sep 2026 | Tankerton St, Kings Cross WC1H1-bed unfurnished flat · Camden | £1,633 | £1,712 | £1,700 | Cut 0.7% | Earlier rules |
| 21 Sep 2026 | Beechcroft Gardens, Wembley HA91-bed detached house · Brent | £1,500 | £2,300 | £1,980 | Cut 13.9% | Earlier rules |
Decisions by month
Last 12 months with a published decision. Tribunals publish weeks after deciding, so the latest month fills in over time.
What came up
- Damp or mould raised 353
- Disrepair raised 305
- Hearing held 253
- Landlord sent comparables 248
- Home inspected 193
- Tenant sent comparables 182
- Asking rents cited 164
- Portal listings cited 123
Counted from the text of market-rent decisions. Older decisions often publish the rent only, without reasons.
By type of home
Market-rent decisions in London by bedrooms and type, so you can compare homes like yours.
| Type of home | Decisions | Median rent set | Cut below the proposal |
|---|---|---|---|
| Studios | 52 | £1,100 | 64% of 25 |
| Rooms in shared houses | 24 | £750 | 70% of 10 |
| 1-bed flats | 188 | £1,325 | 76% of 105 |
| 2-bed flats | 250 | £1,650 | 67% of 129 |
| 3-bed flats | 73 | £1,920 | 72% of 39 |
| 4+ bed flats | 8 | £1,795 | 80% of 5 |
| 1-bed houses | 36 | £1,280 | 75% of 24 |
| 2-bed houses | 83 | £1,550 | 71% of 41 |
| 3-bed houses | 136 | £1,798 | 74% of 73 |
| 4-bed houses | 22 | £2,439 | 80% of 10 |
| 5+ bed houses | 14 | £2,465 | 78% of 9 |
All rules and years together. Type and bedrooms are read from the tribunal’s description of the home; older decisions often do not describe it.
Fair rents (regulated tenancies)
1,751 Rent Act 1977 decisions in London, median £986 a month, 1667 limited by the Maximum Fair Rent Order. A different law from Section 13.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 21 Sep 2026 | Thornton Avenue, Hounslow W4Hounslow | £2,427 | — | £2,765 | Registered | Fair rent |
| 17 Sep 2026 | Portobello Road, Kensington and Chelsea W10Kensington and Chelsea | £5,805 | — | £8,732 | Registered | Fair rent |
| 17 Sep 2026 | Belsize Park, Camden NW3Camden | £1,607 | — | £1,808 | Registered | Fair rent |
| 16 Sep 2026 | The Highway, Tower Hamlets E1WTower Hamlets | £808 | — | £940 | Registered | Fair rent |
| 16 Sep 2026 | Park Road, Hampton TW12Richmond upon Thames | £919 | — | £1,044 | Registered | Fair rent |
Other regions
Reading these decisions
- Each decision values one home on the evidence in front of the tribunal. It is not a rent for the street.
- A confirmed rent under the new rules means the market was at least that high; the tribunal could not go higher.
- The tribunal can set a rent below what the tenant already pays, usually for condition or a weak evidence pack.
Tenants: is my rent increase notice valid? Landlords and agents: tribunal risk checker · all new-rules decisions.
Questions agents and landlords ask
How many rent tribunal decisions are there in London?
2,971 published decisions: 52 on notices under the Renters’ Rights Act rules, 1,168 under the earlier rules and 1,751 fair-rent decisions for regulated tenancies. The list is refreshed daily from GOV.UK.
Does the tribunal usually cut rent increases in London?
Under the new rules, 25 of 39 decisions here (64%) set the rent below the landlord’s notice, against 65% across England. Where it cut, the median cut was −5%.
Can the tribunal set a higher rent than the landlord proposed?
Not for notices served from 1 May 2026. The tribunal sets the open-market rent or the notice figure, whichever is lower, and the new rent starts from the decision with no backdating. Under the earlier rules it could go higher, which is why the two are shown separately.
How should I price a rent increase in London?
Start from rents actually achieved for similar homes nearby, recent and close, then adjust for condition, furnishing and what is included. Tribunal decisions show the risk of getting it wrong; they are not a price list. Keep the comparables and condition record before you serve the notice.
Serve rent increases in London that survive a challenge
- Every proposed rent checked against local tribunal outcomes before the notice goes out
- Form 4A prepared, served and proven, with the 52-week clock tracked per tenancy
- Comparables, condition and service record bundled for the tribunal as you go
Source: every First-tier Tribunal (Property Chamber) rent decision published on GOV.UK, read by Abide.Rent and refreshed daily (last 23 Oct 2026). Street, town and postcode district only; open any decision for the tribunal’s published reasons on GOV.UK. Rents are shown a month; weekly rents are converted (× 52 ÷ 12). Contains public sector information licensed under the Open Government Licence v3.0. Decisions are evidence of risk, not a price list. Not legal advice.