Ready for the Renters’ Rights Act. Free for a month — no card.
Abide.Rent
  1. England
  2. London · 2-bed flats
270 decisions · updated 1 Nov 2026

Rent tribunal decisions for 2-bed flats in London

270 rent tribunal decisions for 2-bed flats in London. Median rent set £1,650 a month; 62% cut below the landlord’s proposal. Every decision, linked to GOV.UK.

Filter these 270 decisions

Why it matters

Comparing like with like: the tribunal values a 2-bed flat against similar homes nearby, so decisions on 2-bed flats in London are the closest guide to how a challenge on yours could go.

46% cut

Of 24 new-rules decisions in these decisions, 11 set the rent below the landlord’s notice. Under the new rules a challenge can only lower the rent.

3 asked too little

The tribunal valued the home above the notice but could only award the notice figure. Under-pricing is now a 12-month ceiling.

4 with no increase

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
24
Set below the proposal
46% England 61%
Median cut, where cut
−5% £100 a month
Median wait, application to decision
45 days
  • Cut 46%
  • Confirmed 54%

Earlier rules Notices before 1 May 2026

Decisions
244
Set below the proposal
65% of 120 with both figures
Set above the proposal
10%
Median rent set
£1,650
  • Cut 65%
  • Confirmed 25%
  • Above 10%

Abide.Rent keeps the evidence that decides cases like these on file for every tenancy, before the notice goes out.

Start your free trial

Latest

See them all →

Every decision

The latest 50 of 270.

Filter and sort →
DecidedWherePaid beforeProposedSetOutcomeRules
7 Oct 2026Gallions Road, Newham E162-bed furnished flat · Newham£2,050£2,350£2,050Cut 12.8%New rules
2 Oct 2026Schonfeld Square, Hackney N162-bed flat · Hackney£458£486£486ConfirmedEarlier rules
30 Sep 2026Hatton Road, Hounslow TW142-bed flat · Hounslow£1,200£1,700£1,700ConfirmedEarlier rules
28 Sep 2026Church Road, Hounslow TW52-bed furnished flat · Hounslow£1,275£1,525£1,525ConfirmedEarlier rules
28 Sep 2026Hackney E52-bed unfurnished flat · Hackney£1,310£2,400£1,500Cut 37.5%Earlier rules
21 Sep 2026Tildesley Road, Putney SW152-bed unfurnished flat · Wandsworth£1,750£1,850£1,850ConfirmedEarlier rules
18 Sep 2026Southwark SE12-bed furnished maisonette · Southwark£1,629£1,900£1,800Cut 5.3%Earlier rules
14 Sep 2026Bromley High St, Dorrington Point E32-bed flat · Tower Hamlets£1,584£1,660£1,733AboveEarlier rules
8 Sep 2026Penfold Place, Miles Buildings NW12-bed furnished flat · Westminster£2,750£3,100£2,850Cut 8.1%New rules
8 Sep 2026Achilles Close, Southwark SE12-bed furnished maisonette · Southwark£1,627£1,900£1,775Cut 6.6%Earlier rules
7 Sep 2026Acanthus Drive, Southwark SE12-bed furnished flat · Southwark£1,626£1,900£1,800Cut 5.3%Earlier rules
7 Sep 2026Eton Heights, Redbridge IG82-bed unfurnished flat · Redbridge£2,500£2,850£2,675Cut 6.1%New rules
7 Sep 2026Schonfeld Square, Hackney N162-bed flat · Hackney£458£486£486ConfirmedEarlier rules
3 Sep 2026Riverhead Close, Waltham Forest E172-bed flat · Waltham Forest£1,290£1,450£1,450ConfirmedNew rules
3 Sep 2026Medals Way, Newham E202-bed flat · Newham£2,585£2,795£2,795ConfirmedNew rules
2 Sep 2026Montagu Gardens, Wallington SM62-bed unfurnished flat · Sutton£1,300£1,600£1,600ConfirmedNew rules
2 Sep 2026Richmond upon Thames TW12-bed maisonette · Richmond upon Thames£1,200£1,800£1,800ConfirmedEarlier rules
2 Sep 2026Tressillian Road, Brockley SE42-bed flat · Lewisham£620£650—SetEarlier rules
2 Sep 2026Coniston Road, Haringey N102-bed furnished flat · Haringey£1,750£2,000£1,900Cut 5%New rules
1 Sep 2026Church Road Acton W32-bed furnished flat · Ealing£1,350£1,800£1,650Cut 8.3%Earlier rules
1 Sep 2026Cranleigh Close, South Croydon CR22-bed flat · Croydon£1,045£1,350£1,350ConfirmedNew rules
1 Sep 2026Haverstock Hill, Camden NW32-bed part furnished maisonette · Camden£1,876£2,100£2,100ConfirmedNew rules
1 Sep 2026Thonrey Close, Colindale NW92-bed part furnished flat · Barnet£1,850£2,000£2,000ConfirmedNew rules
1 Sep 2026St. Pauls Road, Barking IG112-bed unfurnished flat · Barking and Dagenham£1,848£1,918£1,853Cut 3.4%New rules
28 Aug 2026Manchester Road, Tower Hamlets E142-bed flat · Tower Hamlets£2,700£3,100£2,700Cut 12.9%New rules
28 Aug 2026Waterside Close, Barking IG112-bed unfurnished flat · Barking and Dagenham£1,250£1,750£1,450Cut 17.1%Earlier rules
27 Aug 2026St John's Wood Terrace, Westminster NW82-bed furnished flat · Westminster£2,000£2,550£2,496Cut 2.1%Earlier rules
20 Aug 2026Finchley Lane, Barnet NW42-bed maisonette · Barnet£2,250£2,750£2,750ConfirmedEarlier rules
19 Aug 2026Spice Quay Heights, Southwark SE12-bed unfurnished flat · Southwark£3,675£3,900—SetNew rules
19 Aug 2026Newham E202-bed furnished flat · Newham£2,787£3,013£3,013ConfirmedNew rules
19 Aug 2026Newnton Close, Hackney N42-bed unfurnished flat · Hackney£2,600£2,700£2,700ConfirmedNew rules
13 Aug 2026Acanthus Drive, Southwark SE12-bed flat · Southwark£2,585£2,795£2,795ConfirmedNew rules
13 Aug 2026Stockwell Park Walk, Lambeth SW92-bed part furnished flat · Lambeth£1,850£1,995£1,950Cut 2.3%New rules
13 Aug 2026New Kings Road, Hammersmith and Fulham SW62-bed furnished flat · Hammersmith and Fulham£2,400£2,550£2,400Cut 5.9%New rules
13 Aug 2026St Johns Wood Park, Camden NW82-bed furnished flat · Camden£2,401—£2,746SetNew rules
12 Aug 2026Radcliffe Road, Croydon CR02-bed unfurnished flat · Croydon£1,550£1,950£1,700Cut 12.8%Earlier rules
12 Aug 2026Radcliffe Road, Croydon CR02-bed part furnished flat · Croydon£1,525£1,950£1,600Cut 17.9%Earlier rules
12 Aug 2026Longstone Avenue, Brent NW102-bed flat · Brent£1,900£2,250£2,100Cut 6.7%Earlier rules
12 Aug 2026Abbey Road, Barking IG112-bed unfurnished flat · Barking and Dagenham£1,750£1,817£1,817ConfirmedNew rules
11 Aug 2026Acanthus Drive, Southwark SE12-bed flat · Southwark£1,375£1,900£1,850Cut 2.6%Earlier rules
10 Aug 2026Whitestone Way, Croydon CR02-bed unfurnished flat · Croydon£1,750£1,810£1,810ConfirmedEarlier rules
7 Aug 2026Cranmer Avenue, West Ealing W132-bed flat · Ealing£1,900£2,000£2,000ConfirmedNew rules
5 Aug 2026Langley Lane, Lambeth SW82-bed flat · Lambeth£958£1,006—SetEarlier rules
29 Jul 2026Upminster Road South, Rainham RM132-bed unfurnished flat · Havering£875£1,750£1,000Cut 42.9%Earlier rules
27 Jul 2026Acanthus Drive, Bermondsey SE12-bed maisonette · Southwark£1,523£1,900£1,900ConfirmedEarlier rules
27 Jul 2026Wilkinson Close, Barnet NW22-bed unfurnished flat · Barnet£2,100£2,400£2,300Cut 4.2%New rules
22 Jul 2026Ealing W52-bed flat · Ealing£1,586£2,050£1,900Cut 7.3%Earlier rules
22 Jul 2026Trobridge Parade, Barnet NW92-bed flat · Barnet£2,100£2,300£2,300ConfirmedNew rules
20 Jul 2026Acanthus Drive, Bermondsey SE12-bed maisonette · Southwark£1,326£1,900£1,900ConfirmedEarlier rules
16 Jul 2026Longstone Avenue, Harlesdon London NW102-bed flat · Brent£1,900£2,250£2,000Cut 11.1%Earlier rules

Where

By month

  1. 1Nov
  2. 3Dec
  3. 1Jan
  4. 3Feb
  5. 3Mar
  6. 1Apr
  7. 7May
  8. 7Jun
  9. 13Jul
  10. 19Aug
  11. 22Sep
  12. 2Oct

Other topics

Questions agents and landlords ask

What rent does the tribunal set for 2-bed flats in London?

Across 270 published decisions, the median rent set was £1,650 a month. Each decision values one home on its own evidence and condition, so use these as a guide to risk, not a price.

How often does the tribunal cut rent increases on 2-bed flats here?

89 of 144 decisions with both figures published (62%) set the rent below the landlord’s proposal; under the new rules, 11 of 24. Where cut, the median cut was −5%.

Raising the rent on a 2-bed flat in London? Check it first

  • 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
Start your free trialOne-month free trial, no card needed. Then £8.99 a month including 3 properties, or stay on Solo, free for 1 property. Tenants never pay.Or try the free tribunal risk checker →

Source: every First-tier Tribunal (Property Chamber) rent decision published on GOV.UK, read by Abide.Rent and refreshed daily (last 1 Nov 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.