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  1. England
  2. London · 2-bed houses
83 decisions · updated 23 Oct 2026

Rent tribunal decisions for 2-bed houses in London

83 rent tribunal decisions for 2-bed houses in London. Median rent set £1,550 a month; 71% cut below the landlord’s proposal. Every decision, linked to GOV.UK.

Filter these 83 decisions

Why it matters

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

25% raised disrepair

Condition comes up in 21 market-rent decisions in these decisions. The tribunal values the home as it is.

4 hardship requests

Tenants asked the tribunal to delay the new rent for undue hardship 4 times; it agreed once.

£1,550

Median market rent the tribunal set in these decisions, all years, £ a month.

New rules Notices from 1 May 2026

Decided
3
Set below the proposal
33% England 65%
Median cut, where cut
−6.2% £150 a month
Median wait, application to decision
105 days
  • Cut 33%
  • Confirmed 67%

Only 3 so far: read them as examples, not a rate.

Earlier rules Notices before 1 May 2026

Decisions
80
Set below the proposal
74% of 38 with both figures
Set above the proposal
5%
Median rent set
£1,550
  • Cut 74%
  • Confirmed 21%
  • Above 5%

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

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Latest

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Every decision

The latest 50 of 83.

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DecidedWherePaid beforeProposedSetOutcomeRules
7 Oct 2026Ranelagh Road, East Ham E62-bed furnished terraced house · Newham£1,500£1,600£1,600ConfirmedNew rules
30 Sep 2026School Road, Dagenham RM102-bed unfurnished semi-detached house · Barking and Dagenham£1,200£2,400£2,250Cut 6.2%New rules
25 Sep 2026Amhurst Road, Hackney E82-bed terraced house · Hackney£1,600£1,800£2,000AboveEarlier rules
21 Sep 2026The Chase, Uxbridge UB102-bed bungalow · Hillingdon£930£995£930Cut 6.5%Earlier rules
11 Sep 2026Lytham Street, Southwark SE172-bed unfurnished terraced house · Southwark£1,750£2,400£2,400ConfirmedEarlier rules
11 Aug 2026Hallowell Avenue, Croydon CR02-bed semi-detached house · Sutton£1,690£1,725£1,725ConfirmedNew rules
22 Jul 2026Hanger Lane London W52-bed detached house · Ealing£1,982£2,450£2,100Cut 14.3%Earlier rules
22 Jul 2026Brent NW22-bed terraced house · Brent£1,820£1,920£1,900Cut 1%Earlier rules
16 Jul 2026Eversleigh Road, Wandsworth SW112-bed terraced house · Wandsworth£1,388£1,457—SetEarlier rules
13 Jul 2026Gooshays Drive, Romford RM32-bed terraced house · Havering£1,300£1,950£1,900Cut 2.6%Earlier rules
26 Jun 2026Bromley BR52-bed terraced house · Bromley£1,500£1,650£1,550Cut 6.1%Earlier rules
16 Jun 2026Station Square, Havering RM22-bed house · Havering£1,450£1,560£1,400Cut 10.3%Earlier rules
21 May 2026Tower Hamlets E142-bed terraced house · Tower Hamlets£2,150£2,550£2,150Cut 15.7%Earlier rules
18 May 2026David Road, Dagenham RM82-bed terraced house · Barking and Dagenham£1,850£2,000£2,000ConfirmedEarlier rules
11 May 2026King Edwards Road, Enfield EN32-bed unfurnished terraced house · Enfield—£1,650£1,650ConfirmedEarlier rules
5 May 2026Dempster Road, Wandsworth SW182-bed unfurnished semi-detached house · Wandsworth£2,639£4,008£2,873Cut 28.3%Earlier rules
30 Jan 2026Manor Park, Newham E122-bed unfurnished terraced house · Newham—£1,525£1,525ConfirmedEarlier rules
27 Jan 2026Edrick Road, Burnt Oak HA82-bed unfurnished terraced house · Barnet£1,250£1,700£1,800AboveEarlier rules
9 Jan 2026Merton Avenue, Northolt UB52-bed terraced house · Ealing£1,450£1,800£1,550Cut 13.9%Earlier rules
8 Dec 2025Audrey Road, Ilford IG12-bed unfurnished terraced house · Redbridge£2,100£2,350£2,200Cut 6.4%Earlier rules
4 Dec 2025Mirren Close, Harrow HA22-bed furnished end-terrace house · Harrow£1,950£2,150£1,950Cut 9.3%Earlier rules
29 Nov 2025Elsham Road London W142-bed furnished terraced house · Kensington and Chelsea£2,500£2,850£2,690Cut 5.6%Earlier rules
25 Sep 2025Pitchford Street, Stratford E152-bed unfurnished terraced house · Newham£932—£1,200SetEarlier rules
22 Jul 2025Inwood Road, Hounslow TW32-bed unfurnished end-terrace house · Hounslow—£809£809ConfirmedEarlier rules
11 Apr 2025Patrick Road, Plaistow E132-bed unfurnished terraced house · Newham£1,550£2,100£1,615Cut 23.1%Earlier rules
20 Feb 2025Dekker Road, Southwark SE212-bed unfurnished semi-detached house · Southwark£2,080£2,175£2,175ConfirmedEarlier rules
19 Feb 2025Upperton Road West, Newham E132-bed unfurnished terraced house · Newham£1,750£1,900£1,805Cut 5%Earlier rules
18 Feb 2025Eversleigh Road, Wandsworth SW112-bed unfurnished terraced house · Wandsworth£1,906£2,086£2,000Cut 4.1%Earlier rules
18 Feb 2025Lavender Place, Ilford IG12-bed terraced house · Redbridge£1,530£1,850£1,615Cut 12.7%Earlier rules
17 Dec 2024Audrey Road, Ilford IG12-bed unfurnished semi-detached house · Redbridge£1,650£2,500£2,100Cut 16%Earlier rules
11 Nov 2024Oxlow Lane, Dagenham RM92-bed furnished terraced house · Barking and Dagenham£1,000£1,800£1,665Cut 7.5%Earlier rules
28 Oct 2024Barton Close, Newham E62-bed unfurnished terraced house · Newham£1,400£1,950£1,700Cut 12.8%Earlier rules
28 Oct 2024Harrow HA32-bed furnished terraced house · Harrow——£1,200SetEarlier rules
18 Oct 2024Julien Road, Ealing W52-bed unfurnished terraced house · Ealing——£1,600SetEarlier rules
4 Oct 2024Buxton Road, Mortlake SW142-bed unfurnished terraced house · Richmond upon Thames£1,560£1,638—SetEarlier rules
18 Sep 2024Cobden Road, South Norwood SE252-bed unfurnished terraced house · Croydon£1,500£2,000—SetEarlier rules
9 Sep 2024Rye Crescent, Orpington BR52-bed furnished end-terrace house · Bromley£1,000£2,000£1,900Cut 5%Earlier rules
2 Sep 2024The Chase, Ickenham UB102-bed unfurnished bungalow · Hillingdon£810£875£875ConfirmedEarlier rules
19 Aug 2024Edithna Street, Lambeth SW92-bed unfurnished terraced house · Lambeth£715£750£719Cut 4.1%Earlier rules
13 Aug 2024Eversleigh Road, Wandsworth SW112-bed unfurnished terraced house · Wandsworth£1,906£2,085£1,900Cut 8.9%Earlier rules
26 Jul 2024Luther Road, Teddington TW112-bed unfurnished terraced house · Richmond upon Thames£925£1,050£1,050ConfirmedEarlier rules
12 Jul 2024York Road, Ealing W32-bed unfurnished semi-detached house · Ealing£1,500—£2,000SetEarlier rules
18 Jun 2024Alexandra Park Road, Haringey N222-bed semi-detached house · Haringey£840£1,500—SetEarlier rules
22 May 2024Lugard Road, Peckham SE152-bed unfurnished terraced house · Southwark£1,200—£1,219SetEarlier rules
21 May 2024Hibbert Road, Waltham Forest E172-bed furnished terraced house · Waltham Forest——£1,490SetEarlier rules
12 Apr 2024Ealing W32-bed terraced house · Ealing——£1,463SetEarlier rules
19 Mar 2024Portland Road, Haringey N152-bed unfurnished terraced house · Haringey£622£671—SetEarlier rules
12 Mar 2024Trahorn Close, Tower Hamlets E12-bed unfurnished terraced house · Tower Hamlets——£1,842SetEarlier rules
31 Jan 2024Tower Hamlets E142-bed furnished semi-detached house · Tower Hamlets——£2,080SetEarlier rules
21 Sep 2023Balfour Road, Ilford IG12-bed unfurnished semi-detached house · Redbridge——£1,000SetEarlier rules

Where

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  10. 1Aug
  11. 4Sep
  12. 1Oct

Other topics

Questions agents and landlords ask

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

Across 83 published decisions, the median rent set was £1,550 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 houses here?

29 of 41 decisions with both figures published (71%) set the rent below the landlord’s proposal; under the new rules, 1 of 3. Where cut, the median cut was −10.1%.

Raising the rent on a 2-bed house 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
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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.