Research
The Landlord Returns Tracker
What letting property earns, updated every month from official figures: rents, house prices, net yields and total returns for 316 council areas in England and Wales.
Last updated 31 October 2026
Latest edition: rents to September 2026, prices to August 2026, published 21 October 2026. Updated around the third Wednesday of each month.
This Month's Figures
+3.8%
UK rents rose 3.8% in the year to September 2026, unchanged from August. The average UK rent is £1,406 a month.
+0.9%
UK house prices rose 0.9% in the year to August 2026, down from 1.2% in July. The average UK price is £273,037.
265 of 316
council areas in England and Wales saw rents grow faster than house prices, on the three-month price trend. Rents fell in 11 areas and prices in 79.
3.3%
is the typical net yield after running costs, before tax and any mortgage, in the median council area. Gross, it is 4.5%. A year earlier the net yield was 3.1%.
5.1%
is the typical total return over 12 months, net yield plus the change in house prices, against 5.1% a year earlier. It was negative in 17 of 316 areas.
168 areas
saw annual rent growth speed up on the month, and 124 saw it slow.
Rents Against House Prices
Annual UK rent growth peaked at 9.1% in Mar 2024 and is now 3.8%.
Source: ONS, Price Index of Private Rents; HM Land Registry, UK House Price Index
Show the data
| Month | Rents | House prices |
|---|---|---|
| Sep 2026 | 3.8% | n/a |
| Aug 2026 | 3.8% | 0.9% |
| Jul 2026 | 3.7% | 1.2% |
| Jun 2026 | 3.3% | 1.5% |
| May 2026 | 3.3% | 3.1% |
| Apr 2026 | 3.5% | 4.2% |
| Mar 2026 | 3.4% | 0.2% |
| Feb 2026 | 3.6% | 1.8% |
| Jan 2026 | 3.5% | 1.5% |
| Dec 2025 | 3.9% | 1.5% |
| Nov 2025 | 4.4% | 2.3% |
| Oct 2025 | 5.0% | 1.7% |
| Sep 2025 | 5.5% | 1.8% |
| Aug 2025 | 5.7% | 2.1% |
| Jul 2025 | 5.9% | 2.4% |
| Jun 2025 | 6.7% | 2.8% |
| May 2025 | 7.0% | 2.1% |
| Apr 2025 | 7.4% | 1.4% |
| Mar 2025 | 7.7% | 5.1% |
| Feb 2025 | 8.1% | 4.0% |
| Jan 2025 | 8.7% | 3.5% |
| Dec 2024 | 9.0% | 3.1% |
| Nov 2024 | 9.0% | 2.4% |
| Oct 2024 | 8.6% | 2.0% |
| Sep 2024 | 8.4% | 1.3% |
| Aug 2024 | 8.4% | 0.9% |
| Jul 2024 | 8.5% | 0.5% |
| Jun 2024 | 8.6% | 0.5% |
| May 2024 | 8.7% | 0.5% |
| Apr 2024 | 8.9% | 0.0% |
| Mar 2024 | 9.1% | -0.3% |
| Feb 2024 | 8.9% | -1.6% |
| Jan 2024 | 8.5% | -1.9% |
| Dec 2023 | 8.4% | -2.7% |
| Nov 2023 | 8.4% | -2.6% |
| Oct 2023 | 8.4% | -2.1% |
| Sep 2023 | 8.1% | -1.7% |
| Aug 2023 | 8.1% | -1.0% |
| Jul 2023 | 7.9% | -0.7% |
| Jun 2023 | 7.6% | 0.1% |
| May 2023 | 7.2% | 0.9% |
| Apr 2023 | 6.6% | 1.7% |
| Mar 2023 | 6.2% | 2.7% |
| Feb 2023 | 6.0% | 4.2% |
| Jan 2023 | 5.8% | 5.2% |
| Dec 2022 | 5.6% | 7.3% |
| Nov 2022 | 5.5% | 8.8% |
| Oct 2022 | 5.2% | 11.1% |
| Sep 2022 | 5.1% | 8.3% |
| Aug 2022 | 4.8% | 11.2% |
| Jul 2022 | 4.5% | 13.6% |
| Jun 2022 | 4.1% | 6.3% |
| May 2022 | 4.0% | 10.6% |
| Apr 2022 | 3.6% | 10.1% |
| Mar 2022 | 3.2% | 7.2% |
| Feb 2022 | 3.0% | 8.4% |
| Jan 2022 | 2.7% | 8.6% |
| Dec 2021 | 2.5% | 7.3% |
| Nov 2021 | 2.0% | 7.6% |
| Oct 2021 | 1.7% | 6.6% |
| Sep 2021 | 1.5% | 10.3% |
| Aug 2021 | 1.3% | 8.3% |
| Jul 2021 | 1.1% | 6.1% |
| Jun 2021 | 1.2% | 12.3% |
| May 2021 | 1.0% | 8.1% |
| Apr 2021 | 1.1% | 7.9% |
| Mar 2021 | 1.1% | 8.5% |
| Feb 2021 | 1.1% | 7.8% |
| Jan 2021 | 1.1% | 6.9% |
| Dec 2020 | 1.2% | 7.0% |
| Nov 2020 | 1.3% | 6.0% |
| Oct 2020 | 1.5% | 4.6% |
| Sep 2020 | 1.5% | 3.4% |
| Aug 2020 | 1.7% | 2.4% |
| Jul 2020 | 1.9% | 1.7% |
| Jun 2020 | 1.8% | 2.0% |
| May 2020 | 1.8% | 1.1% |
| Apr 2020 | 2.1% | 0.7% |
| Mar 2020 | 2.2% | 2.5% |
| Feb 2020 | 2.2% | 1.3% |
| Jan 2020 | 2.2% | 1.6% |
| Dec 2019 | 2.1% | 0.9% |
| Nov 2019 | 2.1% | 0.8% |
| Oct 2019 | 2.2% | 0.7% |
| Sep 2019 | 2.2% | 0.9% |
| Aug 2019 | 2.0% | 0.6% |
| Jul 2019 | 1.9% | 0.6% |
| Jun 2019 | 2.0% | 0.7% |
| May 2019 | 2.1% | 1.0% |
| Apr 2019 | 1.6% | 1.3% |
| Mar 2019 | 1.6% | 1.5% |
| Feb 2019 | 1.4% | 1.2% |
| Jan 2019 | 1.4% | 1.7% |
| Dec 2018 | 1.2% | 2.0% |
| Nov 2018 | 1.1% | 2.6% |
| Oct 2018 | 1.0% | 2.7% |
| Sep 2018 | 0.9% | 2.9% |
| Aug 2018 | 0.7% | 2.7% |
| Jul 2018 | 0.6% | 2.9% |
| Jun 2018 | 0.7% | 2.9% |
| May 2018 | 0.8% | 3.1% |
| Apr 2018 | 0.8% | 3.3% |
| Mar 2018 | 1.0% | 4.0% |
| Feb 2018 | 1.3% | 4.4% |
| Jan 2018 | 1.2% | 4.3% |
| Dec 2017 | 1.5% | 4.6% |
| Nov 2017 | 1.6% | 4.3% |
| Oct 2017 | 1.8% | 5.1% |
| Sep 2017 | 1.9% | 4.7% |
| Aug 2017 | 2.2% | 4.9% |
| Jul 2017 | 2.5% | 4.5% |
| Jun 2017 | 2.6% | 4.2% |
| May 2017 | 2.7% | 4.3% |
| Apr 2017 | 3.0% | 4.9% |
| Mar 2017 | 3.0% | 3.6% |
| Feb 2017 | 3.2% | 4.9% |
| Jan 2017 | 3.3% | 4.8% |
| Dec 2016 | 3.4% | 5.2% |
| Nov 2016 | 3.4% | 5.3% |
| Oct 2016 | 3.3% | 5.6% |
| Sep 2016 | 3.2% | 6.1% |
| Aug 2016 | 3.3% | 6.5% |
| Jul 2016 | 3.4% | 7.5% |
| Jun 2016 | 3.3% | 8.2% |
| May 2016 | 3.2% | 8.0% |
| Apr 2016 | 3.3% | 7.9% |
| Mar 2016 | 3.4% | 8.4% |
| Feb 2016 | 3.3% | 7.7% |
| Jan 2016 | 3.3% | 7.8% |
Find Your Area
Lower Higher No figure Each band is a fifth of the areas
Highest And Lowest Areas
Council-level figures move around more than national ones, so treat a single month's ranking as a guide.
Strongest total return
- Hyndburn+14.3%
- Burnley+12.6%
- St. Helens+12.1%
- Pendle+11.8%
- Preston+11.5%
Weakest total return
- Westminster-15.3%
- Kensington and Chelsea-9.2%
- Tower Hamlets-8.3%
- Camden-6.5%
- Hammersmith and Fulham-5.1%
Fastest rent growth
- Tewkesbury+14.4%
- Oldham+13.3%
- Kirklees+12.5%
- Redditch+11.3%
- Knowsley+11.0%
Slowest rent growth
- Merthyr Tydfil-1.9%
- Broxtowe-1.6%
- Wyre Forest-1.2%
- Woking-1.0%
- Forest of Dean-0.9%
Gross And Net Yield
The typical net yield is 3.25%, up from a low of 2.56% in Oct 2022.
Source: ONS Price Index of Private Rents and HM Land Registry UK House Price Index, analysed by Landlord Insurance UK
Show the data
| Month | Gross | Net |
|---|---|---|
| Sep 2026 | 4.46% | 3.25% |
| Aug 2026 | 4.46% | 3.25% |
| Jul 2026 | 4.46% | 3.24% |
| Jun 2026 | 4.43% | 3.23% |
| May 2026 | 4.42% | 3.23% |
| Apr 2026 | 4.41% | 3.21% |
| Mar 2026 | 4.41% | 3.20% |
| Feb 2026 | 4.38% | 3.18% |
| Jan 2026 | 4.38% | 3.17% |
| Dec 2025 | 4.37% | 3.17% |
| Nov 2025 | 4.34% | 3.16% |
| Oct 2025 | 4.33% | 3.13% |
| Sep 2025 | 4.32% | 3.13% |
| Aug 2025 | 4.30% | 3.13% |
| Jul 2025 | 4.36% | 3.17% |
| Jun 2025 | 4.35% | 3.16% |
| May 2025 | 4.32% | 3.14% |
| Apr 2025 | 4.25% | 3.11% |
| Mar 2025 | 4.25% | 3.09% |
| Feb 2025 | 4.23% | 3.08% |
| Jan 2025 | 4.22% | 3.08% |
| Dec 2024 | 4.20% | 3.06% |
| Nov 2024 | 4.17% | 3.03% |
| Oct 2024 | 4.15% | 3.00% |
| Sep 2024 | 4.13% | 3.00% |
| Aug 2024 | 4.14% | 3.01% |
| Jul 2024 | 4.13% | 3.00% |
| Jun 2024 | 4.13% | 2.99% |
| May 2024 | 4.12% | 2.99% |
| Apr 2024 | 4.09% | 2.96% |
| Mar 2024 | 4.07% | 2.95% |
| Feb 2024 | 4.01% | 2.91% |
| Jan 2024 | 3.99% | 2.88% |
| Dec 2023 | 3.93% | 2.83% |
| Nov 2023 | 3.88% | 2.81% |
| Oct 2023 | 3.84% | 2.76% |
| Sep 2023 | 3.83% | 2.78% |
| Aug 2023 | 3.83% | 2.76% |
| Jul 2023 | 3.81% | 2.77% |
| Jun 2023 | 3.77% | 2.74% |
| May 2023 | 3.71% | 2.70% |
| Apr 2023 | 3.67% | 2.67% |
| Mar 2023 | 3.63% | 2.64% |
| Feb 2023 | 3.63% | 2.61% |
| Jan 2023 | 3.58% | 2.59% |
| Dec 2022 | 3.55% | 2.58% |
| Nov 2022 | 3.52% | 2.56% |
| Oct 2022 | 3.53% | 2.56% |
| Sep 2022 | 3.53% | 2.57% |
| Aug 2022 | 3.56% | 2.58% |
| Jul 2022 | 3.60% | 2.60% |
| Jun 2022 | 3.64% | 2.63% |
| May 2022 | 3.65% | 2.63% |
| Apr 2022 | 3.67% | 2.65% |
| Mar 2022 | 3.67% | 2.65% |
| Feb 2022 | 3.69% | 2.66% |
| Jan 2022 | 3.72% | 2.69% |
| Dec 2021 | 3.71% | 2.67% |
| Nov 2021 | 3.73% | 2.68% |
| Oct 2021 | 3.75% | 2.71% |
| Sep 2021 | 3.75% | 2.70% |
| Aug 2021 | 3.78% | 2.73% |
| Jul 2021 | 3.76% | 2.71% |
| Jun 2021 | 3.79% | 2.75% |
| May 2021 | 3.81% | 2.76% |
| Apr 2021 | 3.83% | 2.75% |
| Mar 2021 | 3.81% | 2.76% |
| Feb 2021 | 3.79% | 2.74% |
| Jan 2021 | 3.81% | 2.75% |
| Dec 2020 | 3.83% | 2.77% |
| Nov 2020 | 3.87% | 2.79% |
| Oct 2020 | 3.90% | 2.80% |
| Sep 2020 | 3.92% | 2.81% |
| Aug 2020 | 3.92% | 2.84% |
| Jul 2020 | 3.98% | 2.87% |
| Jun 2020 | 3.99% | 2.87% |
| May 2020 | 3.97% | 2.86% |
| Apr 2020 | 3.96% | 2.86% |
| Mar 2020 | 4.00% | 2.87% |
| Feb 2020 | 3.96% | 2.84% |
| Jan 2020 | 3.96% | 2.84% |
| Dec 2019 | 3.94% | 2.85% |
| Nov 2019 | 3.96% | 2.84% |
| Oct 2019 | 3.93% | 2.83% |
| Sep 2019 | 3.92% | 2.83% |
| Aug 2019 | 3.95% | 2.84% |
| Jul 2019 | 3.96% | 2.85% |
| Jun 2019 | 3.98% | 2.88% |
| May 2019 | 3.95% | 2.85% |
| Apr 2019 | 3.95% | 2.83% |
| Mar 2019 | 3.91% | 2.83% |
| Feb 2019 | 3.92% | 2.82% |
| Jan 2019 | 3.88% | 2.80% |
| Dec 2018 | 3.87% | 2.79% |
| Nov 2018 | 3.87% | 2.78% |
| Oct 2018 | 3.85% | 2.78% |
| Sep 2018 | 3.85% | 2.78% |
| Aug 2018 | 3.88% | 2.79% |
| Jul 2018 | 3.89% | 2.81% |
| Jun 2018 | 3.91% | 2.83% |
| May 2018 | 3.91% | 2.81% |
| Apr 2018 | 3.92% | 2.83% |
| Mar 2018 | 3.93% | 2.83% |
| Feb 2018 | 3.93% | 2.83% |
| Jan 2018 | 3.91% | 2.83% |
| Dec 2017 | 3.92% | 2.81% |
| Nov 2017 | 3.88% | 2.81% |
| Oct 2017 | 3.90% | 2.81% |
| Sep 2017 | 3.92% | 2.81% |
| Aug 2017 | 3.94% | 2.84% |
| Jul 2017 | 3.96% | 2.85% |
| Jun 2017 | 3.98% | 2.85% |
| May 2017 | 3.99% | 2.85% |
| Apr 2017 | 4.00% | 2.88% |
| Mar 2017 | 4.03% | 2.90% |
| Feb 2017 | 4.01% | 2.90% |
| Jan 2017 | 4.00% | 2.90% |
| Dec 2016 | 4.01% | 2.88% |
| Nov 2016 | 4.01% | 2.89% |
| Oct 2016 | 4.03% | 2.90% |
| Sep 2016 | 4.01% | 2.89% |
| Aug 2016 | 4.03% | 2.91% |
| Jul 2016 | 4.05% | 2.92% |
| Jun 2016 | 4.06% | 2.92% |
| May 2016 | 4.06% | 2.94% |
| Apr 2016 | 4.07% | 2.94% |
| Mar 2016 | 4.08% | 2.95% |
| Feb 2016 | 4.10% | 2.96% |
| Jan 2016 | 4.14% | 2.98% |
Total Return Over 12 Months
Income is steady and house prices do the swinging: the low was 0.1% in Feb 2024.
Source: ONS Price Index of Private Rents and HM Land Registry UK House Price Index, analysed by Landlord Insurance UK
Show the data
| Month | Total return |
|---|---|
| Sep 2026 | 5.1% |
| Aug 2026 | 5.5% |
| Jul 2026 | 5.7% |
| Jun 2026 | 5.1% |
| May 2026 | 4.4% |
| Apr 2026 | 4.4% |
| Mar 2026 | 4.6% |
| Feb 2026 | 4.7% |
| Jan 2026 | 4.5% |
| Dec 2025 | 4.8% |
| Nov 2025 | 4.9% |
| Oct 2025 | 5.0% |
| Sep 2025 | 5.1% |
| Aug 2025 | 5.4% |
| Jul 2025 | 5.9% |
| Jun 2025 | 6.5% |
| May 2025 | 6.7% |
| Apr 2025 | 6.4% |
| Mar 2025 | 5.9% |
| Feb 2025 | 5.1% |
| Jan 2025 | 4.6% |
| Dec 2024 | 4.0% |
| Nov 2024 | 3.5% |
| Oct 2024 | 3.1% |
| Sep 2024 | 2.9% |
| Aug 2024 | 2.7% |
| Jul 2024 | 2.1% |
| Jun 2024 | 1.5% |
| May 2024 | 0.9% |
| Apr 2024 | 0.1% |
| Mar 2024 | 0.1% |
| Feb 2024 | 0.1% |
| Jan 2024 | 0.4% |
| Dec 2023 | 1.0% |
| Nov 2023 | 1.5% |
| Oct 2023 | 2.2% |
| Sep 2023 | 3.1% |
| Aug 2023 | 3.8% |
| Jul 2023 | 4.9% |
| Jun 2023 | 6.3% |
| May 2023 | 7.6% |
| Apr 2023 | 9.0% |
| Mar 2023 | 10.4% |
| Feb 2023 | 11.7% |
| Jan 2023 | 12.6% |
| Dec 2022 | 13.4% |
| Nov 2022 | 13.6% |
| Oct 2022 | 13.6% |
| Sep 2022 | 12.7% |
| Aug 2022 | 12.3% |
| Jul 2022 | 11.8% |
| Jun 2022 | 11.6% |
| May 2022 | 11.1% |
| Apr 2022 | 10.8% |
| Mar 2022 | 10.4% |
| Feb 2022 | 10.3% |
| Jan 2022 | 10.4% |
| Dec 2021 | 10.3% |
| Nov 2021 | 10.7% |
| Oct 2021 | 10.4% |
| Sep 2021 | 10.8% |
| Aug 2021 | 10.5% |
| Jul 2021 | 10.5% |
| Jun 2021 | 9.7% |
| May 2021 | 9.5% |
| Apr 2021 | 9.2% |
| Mar 2021 | 8.7% |
| Feb 2021 | 8.1% |
| Jan 2021 | 7.2% |
| Dec 2020 | 6.3% |
| Nov 2020 | 5.6% |
| Oct 2020 | 5.1% |
| Sep 2020 | 4.7% |
| Aug 2020 | 4.3% |
| Jul 2020 | 4.3% |
| Jun 2020 | 4.4% |
| May 2020 | 4.3% |
| Apr 2020 | 4.1% |
| Mar 2020 | 3.7% |
| Feb 2020 | 3.6% |
| Jan 2020 | 3.5% |
| Dec 2019 | 3.4% |
| Nov 2019 | 3.5% |
| Oct 2019 | 3.6% |
| Sep 2019 | 3.6% |
| Aug 2019 | 3.8% |
| Jul 2019 | 4.1% |
| Jun 2019 | 4.1% |
| May 2019 | 4.5% |
| Apr 2019 | 4.9% |
| Mar 2019 | 5.0% |
| Feb 2019 | 5.4% |
| Jan 2019 | 5.6% |
| Dec 2018 | 5.6% |
| Nov 2018 | 5.7% |
| Oct 2018 | 5.7% |
| Sep 2018 | 5.9% |
| Aug 2018 | 6.0% |
| Jul 2018 | 6.3% |
| Jun 2018 | 6.6% |
| May 2018 | 6.9% |
| Apr 2018 | 7.2% |
| Mar 2018 | 7.2% |
| Feb 2018 | 7.4% |
| Jan 2018 | 7.6% |
| Dec 2017 | 7.7% |
| Nov 2017 | 7.6% |
| Oct 2017 | 7.5% |
| Sep 2017 | 7.5% |
| Aug 2017 | 7.5% |
| Jul 2017 | 7.7% |
| Jun 2017 | 7.9% |
| May 2017 | 8.1% |
| Apr 2017 | 8.1% |
| Mar 2017 | 8.5% |
| Feb 2017 | 8.6% |
| Jan 2017 | 8.9% |
| Dec 2016 | 9.5% |
| Nov 2016 | 9.9% |
| Oct 2016 | 10.2% |
| Sep 2016 | 10.6% |
| Aug 2016 | 10.8% |
| Jul 2016 | 10.7% |
| Jun 2016 | 10.8% |
| May 2016 | 10.8% |
| Apr 2016 | 10.6% |
| Mar 2016 | 10.1% |
| Feb 2016 | 9.6% |
| Jan 2016 | 9.4% |
Regions And Nations
| Region | Rent | Rents on year | Price trend | Gross yield | Net yield | Total return |
|---|---|---|---|---|---|---|
| North East | £790 | +5.3% | +3.9% | 5.7% | 4.1% | 8.1% |
| North West | £975 | +5.7% | +3.5% | 5.3% | 3.9% | 7.4% |
| Scotland | £1,011 | +0.7% | +2.3% | 6.1% | 4.5% | 6.7% |
| Yorkshire and The Humber | £869 | +4.8% | +2.5% | 5.0% | 3.6% | 6.1% |
| Wales | £848 | +4.1% | +2.2% | 4.7% | 3.4% | 5.6% |
| West Midlands | £983 | +4.4% | +1.4% | 4.7% | 3.4% | 4.9% |
| East Midlands | £928 | +3.8% | +1.1% | 4.6% | 3.3% | 4.5% |
| South West | £1,251 | +4.2% | +0.4% | 4.9% | 3.6% | 4.0% |
| East of England | £1,298 | +3.8% | +0.2% | 4.6% | 3.4% | 3.6% |
| South East | £1,438 | +3.5% | -0.3% | 4.5% | 3.3% | 3.0% |
| London | £2,338 | +3.5% | -2.8% | 5.1% | 3.8% | 1.0% |
Northern Ireland's rents are published later than the rest of the UK, so it is not in this table.
The Mortgage Rate A Typical Let Can Carry
The typical let breaks even at an interest-only rate of 4.3% on a 75% mortgage, after running costs and before tax. Rightmove puts the average two-year buy-to-let fix at 5.34% in October 2026, so on that rate the average let covers its interest in 33 of 316 council areas.
That is a new purchase at today's prices. Landlords who bought earlier, borrowed less or own outright are in a different position.
Break-Even Mortgage Rate
Source: ONS Price Index of Private Rents and HM Land Registry UK House Price Index, analysed by Landlord Insurance UK
Show the data
| Month | Break-even rate |
|---|---|
| Sep 2026 | 4.3% |
| Aug 2026 | 4.3% |
| Jul 2026 | 4.3% |
| Jun 2026 | 4.3% |
| May 2026 | 4.3% |
| Apr 2026 | 4.3% |
| Mar 2026 | 4.3% |
| Feb 2026 | 4.2% |
| Jan 2026 | 4.2% |
| Dec 2025 | 4.2% |
| Nov 2025 | 4.2% |
| Oct 2025 | 4.2% |
| Sep 2025 | 4.2% |
| Aug 2025 | 4.2% |
| Jul 2025 | 4.2% |
| Jun 2025 | 4.2% |
| May 2025 | 4.2% |
| Apr 2025 | 4.1% |
| Mar 2025 | 4.1% |
| Feb 2025 | 4.1% |
| Jan 2025 | 4.1% |
| Dec 2024 | 4.1% |
| Nov 2024 | 4.0% |
| Oct 2024 | 4.0% |
| Sep 2024 | 4.0% |
| Aug 2024 | 4.0% |
| Jul 2024 | 4.0% |
| Jun 2024 | 4.0% |
| May 2024 | 4.0% |
| Apr 2024 | 3.9% |
| Mar 2024 | 3.9% |
| Feb 2024 | 3.9% |
| Jan 2024 | 3.8% |
| Dec 2023 | 3.8% |
| Nov 2023 | 3.7% |
| Oct 2023 | 3.7% |
| Sep 2023 | 3.7% |
| Aug 2023 | 3.7% |
| Jul 2023 | 3.7% |
| Jun 2023 | 3.7% |
| May 2023 | 3.6% |
| Apr 2023 | 3.6% |
| Mar 2023 | 3.5% |
| Feb 2023 | 3.5% |
| Jan 2023 | 3.5% |
| Dec 2022 | 3.4% |
| Nov 2022 | 3.4% |
| Oct 2022 | 3.4% |
| Sep 2022 | 3.4% |
| Aug 2022 | 3.4% |
| Jul 2022 | 3.5% |
| Jun 2022 | 3.5% |
| May 2022 | 3.5% |
| Apr 2022 | 3.5% |
| Mar 2022 | 3.5% |
| Feb 2022 | 3.5% |
| Jan 2022 | 3.6% |
| Dec 2021 | 3.6% |
| Nov 2021 | 3.6% |
| Oct 2021 | 3.6% |
| Sep 2021 | 3.6% |
| Aug 2021 | 3.6% |
| Jul 2021 | 3.6% |
| Jun 2021 | 3.7% |
| May 2021 | 3.7% |
| Apr 2021 | 3.7% |
| Mar 2021 | 3.7% |
| Feb 2021 | 3.6% |
| Jan 2021 | 3.7% |
| Dec 2020 | 3.7% |
| Nov 2020 | 3.7% |
| Oct 2020 | 3.7% |
| Sep 2020 | 3.8% |
| Aug 2020 | 3.8% |
| Jul 2020 | 3.8% |
| Jun 2020 | 3.8% |
| May 2020 | 3.8% |
| Apr 2020 | 3.8% |
| Mar 2020 | 3.8% |
| Feb 2020 | 3.8% |
| Jan 2020 | 3.8% |
| Dec 2019 | 3.8% |
| Nov 2019 | 3.8% |
| Oct 2019 | 3.8% |
| Sep 2019 | 3.8% |
| Aug 2019 | 3.8% |
| Jul 2019 | 3.8% |
| Jun 2019 | 3.8% |
| May 2019 | 3.8% |
| Apr 2019 | 3.8% |
| Mar 2019 | 3.8% |
| Feb 2019 | 3.8% |
| Jan 2019 | 3.7% |
| Dec 2018 | 3.7% |
| Nov 2018 | 3.7% |
| Oct 2018 | 3.7% |
| Sep 2018 | 3.7% |
| Aug 2018 | 3.7% |
| Jul 2018 | 3.7% |
| Jun 2018 | 3.8% |
| May 2018 | 3.8% |
| Apr 2018 | 3.8% |
| Mar 2018 | 3.8% |
| Feb 2018 | 3.8% |
| Jan 2018 | 3.8% |
| Dec 2017 | 3.8% |
| Nov 2017 | 3.8% |
| Oct 2017 | 3.7% |
| Sep 2017 | 3.8% |
| Aug 2017 | 3.8% |
| Jul 2017 | 3.8% |
| Jun 2017 | 3.8% |
| May 2017 | 3.8% |
| Apr 2017 | 3.8% |
| Mar 2017 | 3.9% |
| Feb 2017 | 3.9% |
| Jan 2017 | 3.9% |
| Dec 2016 | 3.8% |
| Nov 2016 | 3.9% |
| Oct 2016 | 3.9% |
| Sep 2016 | 3.9% |
| Aug 2016 | 3.9% |
| Jul 2016 | 3.9% |
| Jun 2016 | 3.9% |
| May 2016 | 3.9% |
| Apr 2016 | 3.9% |
| Mar 2016 | 3.9% |
| Feb 2016 | 3.9% |
| Jan 2016 | 4.0% |
What The April 2027 Tax Rates Take
Net yield after income tax in the typical council area, for a home owned outright in the landlord's own name, using the property income rates that start on 6 April 2027. Company owners pay corporation tax instead. Scotland sets its own income tax rates.
| Taxpayer | Today | From April 2027 |
|---|---|---|
| Basic rate | 2.60% at 20% | 2.47% at 24% |
| Higher rate | 1.95% at 40% | 1.82% at 44% |
The sums are on the Budget 2026 section of the yield map, and every change since 2015 is on the landlord tax timeline.
How This Compares
New lets are running a little cooler than the market as a whole. HomeLet's index puts the average new UK tenancy at £1,387 in September 2026, up 3.3% on a year, against the 3.8% the ONS records across all tenancies that month. That is the usual pattern when rents are slowing: new lets turn first, and the ONS measure follows because it includes rents agreed months or years ago.
On prices, Nationwide reports annual growth of 0.5% in October 2026, its slowest since January 2024, against 0.9% in HM Land Registry's figures for August. Nationwide's index is based on its own mortgage approvals, so it runs ahead of Land Registry's completed sales.
Written 31 October 2026. Those figures belong to their publishers and are not part of this page's data or licence.
Every Council Area
| Hyndburn | £650 | +3.7% | +10.4% | 5.5% | 3.9% | 14.3% |
| Burnley | £633 | +3.0% | +8.7% | 5.6% | 4.0% | 12.6% |
| St. Helens | £811 | +6.9% | +8.3% | 5.2% | 3.8% | 12.1% |
| Pendle | £673 | +6.4% | +8.1% | 5.2% | 3.7% | 11.8% |
| Preston | £791 | +5.7% | +7.9% | 5.1% | 3.6% | 11.5% |
| Trafford | £1,373 | +3.0% | +8.3% | 4.2% | 3.1% | 11.4% |
| North East Derbyshire | £793 | +3.6% | +8.7% | 3.8% | 2.7% | 11.4% |
| Newcastle upon Tyne | £1,220 | +7.9% | +5.8% | 6.9% | 5.1% | 10.9% |
| Westmorland and Furness | £819 | +6.2% | +7.8% | 4.3% | 3.1% | 10.9% |
| Blackpool | £723 | +7.1% | +6.2% | 6.3% | 4.5% | 10.7% |
| Kingston upon Hull, City of | £695 | +7.5% | +6.3% | 6.1% | 4.4% | 10.7% |
| Staffordshire Moorlands | £732 | +7.6% | +7.9% | 3.9% | 2.8% | 10.7% |
| Calderdale | £760 | +3.2% | +7.3% | 4.6% | 3.3% | 10.7% |
| Liverpool | £916 | +5.4% | +6.3% | 5.8% | 4.2% | 10.5% |
| Northumberland | £696 | +7.0% | +7.7% | 3.9% | 2.8% | 10.5% |
| Wirral | £862 | +6.7% | +6.7% | 4.7% | 3.4% | 10.1% |
| Newcastle-under-Lyme | £837 | +7.0% | +6.4% | 4.8% | 3.5% | 9.9% |
| Wolverhampton | £948 | +10.7% | +6.0% | 5.3% | 3.8% | 9.8% |
| Gateshead | £808 | +5.7% | +5.3% | 6.2% | 4.5% | 9.8% |
| Harborough | £982 | +4.6% | +7.2% | 3.5% | 2.5% | 9.7% |
| High Peak | £938 | +7.4% | +6.4% | 4.2% | 3.1% | 9.5% |
| North East Lincolnshire | £651 | +7.6% | +5.4% | 5.3% | 3.8% | 9.2% |
| County Durham | £653 | +6.1% | +5.1% | 5.6% | 4.0% | 9.1% |
| Bolton | £902 | +9.7% | +5.2% | 5.3% | 3.8% | 9.1% |
| North Tyneside | £860 | +6.4% | +5.4% | 5.0% | 3.6% | 9.1% |
| Sunderland | £710 | +4.1% | +4.9% | 5.8% | 4.1% | 9.0% |
| Rhondda Cynon Taf | £747 | +0.6% | +5.1% | 5.4% | 3.9% | 9.0% |
| Oldham | £951 | +13.3% | +5.2% | 5.3% | 3.8% | 9.0% |
| Barking and Dagenham | £1,700 | +2.5% | +4.8% | 5.5% | 4.1% | 8.9% |
| Blaenau Gwent | £682 | +5.9% | +4.8% | 5.7% | 4.1% | 8.9% |
| South Tyneside | £746 | +7.4% | +4.8% | 5.6% | 4.0% | 8.8% |
| Lancaster | £830 | +6.6% | +5.1% | 4.9% | 3.5% | 8.6% |
| Kirklees | £784 | +12.5% | +5.3% | 4.5% | 3.3% | 8.6% |
| Cheshire West and Chester | £1,000 | +6.7% | +5.2% | 4.4% | 3.2% | 8.5% |
| Gloucester | £1,122 | +6.8% | +4.2% | 5.7% | 4.1% | 8.4% |
| Vale of White Horse | £1,369 | +4.8% | +5.3% | 4.0% | 2.9% | 8.3% |
| North Lincolnshire | £654 | +5.8% | +5.1% | 4.4% | 3.1% | 8.2% |
| West Lancashire | £805 | +5.0% | +5.3% | 4.0% | 2.9% | 8.2% |
| North Somerset | £1,212 | +3.1% | +4.7% | 4.6% | 3.4% | 8.1% |
| Fylde | £875 | +5.4% | +4.8% | 4.6% | 3.3% | 8.1% |
| Caerphilly | £752 | +7.1% | +4.8% | 4.6% | 3.3% | 8.1% |
| Warrington | £903 | +5.3% | +5.0% | 4.2% | 3.0% | 8.1% |
| Doncaster | £699 | +5.2% | +4.6% | 4.9% | 3.5% | 8.1% |
| Cumberland | £687 | +7.2% | +4.6% | 4.8% | 3.4% | 8.0% |
| Rochdale | £859 | +8.8% | +4.5% | 4.9% | 3.5% | 8.0% |
| Amber Valley | £807 | +5.2% | +5.0% | 4.2% | 3.0% | 8.0% |
| East Cambridgeshire | £1,042 | 0.0% | +5.3% | 3.7% | 2.7% | 8.0% |
| Gwynedd | £728 | +7.1% | +4.9% | 4.3% | 3.1% | 8.0% |
| North Hertfordshire | £1,445 | +6.4% | +4.9% | 4.1% | 3.0% | 7.9% |
| Harlow | £1,531 | +4.4% | +3.7% | 5.8% | 4.3% | 7.9% |
| Malvern Hills | £955 | +7.1% | +5.5% | 3.3% | 2.4% | 7.9% |
| Rossendale | £814 | +3.7% | +4.3% | 4.9% | 3.5% | 7.8% |
| Leeds | £1,148 | +4.5% | +3.7% | 5.6% | 4.1% | 7.8% |
| Newark and Sherwood | £818 | +5.3% | +4.8% | 4.2% | 3.0% | 7.8% |
| Carmarthenshire | £690 | +6.5% | +4.7% | 4.2% | 3.0% | 7.7% |
| South Staffordshire | £965 | +6.3% | +5.0% | 3.8% | 2.7% | 7.7% |
| Dudley | £855 | +3.1% | +4.5% | 4.4% | 3.2% | 7.7% |
| Wigan | £749 | +6.4% | +4.3% | 4.6% | 3.3% | 7.6% |
| Derbyshire Dales | £828 | +10.1% | +5.5% | 2.9% | 2.1% | 7.6% |
| Bassetlaw | £735 | +3.5% | +4.4% | 4.2% | 3.0% | 7.4% |
| Mid Suffolk | £1,011 | +6.9% | +4.6% | 3.8% | 2.8% | 7.4% |
| Wakefield | £810 | +5.9% | +3.9% | 4.9% | 3.5% | 7.4% |
| Middlesbrough | £699 | +3.8% | +3.2% | 5.9% | 4.2% | 7.4% |
| South Holland | £779 | +4.5% | +4.4% | 4.1% | 3.0% | 7.4% |
| Coventry | £1,022 | +2.3% | +3.4% | 5.4% | 3.9% | 7.3% |
| Cheshire East | £992 | +7.2% | +4.5% | 3.8% | 2.8% | 7.3% |
| Sefton | £940 | +5.0% | +3.6% | 5.1% | 3.7% | 7.3% |
| East Staffordshire | £861 | +7.0% | +4.0% | 4.5% | 3.3% | 7.2% |
| Denbighshire | £723 | +6.2% | +4.2% | 4.2% | 3.0% | 7.2% |
| Wyre | £747 | +7.2% | +3.8% | 4.8% | 3.4% | 7.2% |
| Stockton-on-Tees | £736 | +3.4% | +3.5% | 5.1% | 3.7% | 7.2% |
| Wrexham | £773 | +3.0% | +4.0% | 4.3% | 3.1% | 7.1% |
| Plymouth | £1,008 | +4.4% | +3.1% | 5.4% | 3.9% | 7.1% |
| Barnsley | £697 | +7.2% | +3.6% | 4.8% | 3.5% | 7.1% |
| Bradford | £739 | +1.6% | +3.6% | 4.8% | 3.4% | 7.0% |
| Blackburn with Darwen | £715 | +3.8% | +3.2% | 5.3% | 3.8% | 7.0% |
| Stafford | £902 | +6.5% | +4.0% | 4.2% | 3.0% | 7.0% |
| Bristol, City of | £1,893 | +5.7% | +2.2% | 6.4% | 4.7% | 7.0% |
| Crawley | £1,495 | +3.2% | +3.0% | 5.4% | 4.0% | 7.0% |
| Chesterfield | £760 | +3.4% | +3.7% | 4.5% | 3.2% | 6.9% |
| South Derbyshire | £888 | +4.9% | +4.0% | 4.1% | 3.0% | 6.9% |
| North West Leicestershire | £920 | +8.2% | +4.0% | 3.9% | 2.8% | 6.9% |
| Cherwell | £1,316 | +3.2% | +3.5% | 4.4% | 3.3% | 6.8% |
| Hartlepool | £562 | +1.3% | +3.3% | 4.9% | 3.5% | 6.8% |
| Manchester | £1,380 | +4.6% | +2.0% | 6.5% | 4.7% | 6.8% |
| Vale of Glamorgan | £978 | +1.7% | +3.9% | 3.9% | 2.8% | 6.7% |
| North Warwickshire | £983 | +4.3% | +3.5% | 4.4% | 3.2% | 6.7% |
| Stockport | £1,125 | +5.4% | +3.6% | 4.2% | 3.1% | 6.7% |
| Bolsover | £700 | +2.6% | +3.4% | 4.6% | 3.3% | 6.7% |
| Swindon | £1,103 | +5.0% | +3.0% | 5.0% | 3.7% | 6.7% |
| Chorley | £803 | +7.2% | +3.5% | 4.5% | 3.2% | 6.7% |
| West Lindsey | £744 | +9.2% | +3.6% | 4.2% | 3.0% | 6.6% |
| Gosport | £1,173 | +3.8% | +2.3% | 5.9% | 4.3% | 6.6% |
| Sheffield | £936 | +4.1% | +2.9% | 5.2% | 3.7% | 6.6% |
| South Ribble | £809 | +5.5% | +3.3% | 4.6% | 3.3% | 6.6% |
| Bury | £970 | +0.7% | +3.1% | 4.8% | 3.5% | 6.6% |
| Redcar and Cleveland | £645 | +1.5% | +2.8% | 5.3% | 3.8% | 6.6% |
| Ashfield | £799 | +5.1% | +2.9% | 5.1% | 3.7% | 6.6% |
| Somerset | £1,021 | +6.3% | +3.4% | 4.3% | 3.2% | 6.6% |
| Darlington | £691 | +6.2% | +2.8% | 5.2% | 3.7% | 6.5% |
| Derby | £871 | +4.7% | +2.9% | 5.0% | 3.6% | 6.5% |
| Broadland | £941 | +4.1% | +3.8% | 3.6% | 2.6% | 6.4% |
| Kingston upon Thames | £1,821 | -0.4% | +3.7% | 3.7% | 2.7% | 6.4% |
| Surrey Heath | £1,510 | +2.0% | +3.4% | 4.0% | 2.9% | 6.3% |
| Bridgend | £765 | +7.8% | +3.1% | 4.4% | 3.1% | 6.3% |
| Swale | £1,127 | +1.1% | +2.9% | 4.6% | 3.3% | 6.2% |
| Cardiff | £1,179 | +3.2% | +2.3% | 5.2% | 3.8% | 6.1% |
| St Albans | £1,934 | +2.7% | +3.5% | 3.5% | 2.6% | 6.1% |
| East Hertfordshire | £1,550 | +4.8% | +3.1% | 4.1% | 3.0% | 6.1% |
| Stroud | £1,047 | +6.5% | +3.4% | 3.6% | 2.6% | 6.0% |
| South Gloucestershire | £1,474 | +4.9% | +2.1% | 5.3% | 3.9% | 6.0% |
| Neath Port Talbot | £692 | +6.3% | +2.4% | 5.0% | 3.6% | 6.0% |
| South Oxfordshire | £1,418 | +5.2% | +3.3% | 3.6% | 2.7% | 6.0% |
| Bedford | £1,177 | +2.5% | +2.8% | 4.3% | 3.1% | 6.0% |
| King's Lynn and West Norfolk | £941 | +3.6% | +2.9% | 4.2% | 3.1% | 6.0% |
| Dover | £1,037 | +10.2% | +2.7% | 4.4% | 3.2% | 5.9% |
| Solihull | £1,284 | +3.3% | +2.5% | 4.6% | 3.4% | 5.9% |
| Welwyn Hatfield | £1,510 | +3.3% | +2.9% | 4.1% | 3.0% | 5.9% |
| Gedling | £909 | +3.6% | +2.7% | 4.5% | 3.2% | 5.9% |
| Newport | £962 | +2.9% | +2.2% | 5.1% | 3.7% | 5.9% |
| Fenland | £844 | +3.7% | +2.6% | 4.5% | 3.3% | 5.8% |
| Walsall | £930 | +9.4% | +2.1% | 5.2% | 3.7% | 5.8% |
| South Kesteven | £846 | +2.5% | +3.0% | 3.8% | 2.8% | 5.8% |
| Southampton | £1,261 | +3.7% | +1.1% | 6.4% | 4.7% | 5.8% |
| Birmingham | £1,106 | +3.3% | +1.6% | 5.7% | 4.1% | 5.8% |
| Eastleigh | £1,219 | +3.7% | +2.3% | 4.7% | 3.4% | 5.8% |
| York | £1,206 | +6.7% | +2.3% | 4.6% | 3.4% | 5.7% |
| Portsmouth | £1,374 | +2.9% | +0.7% | 6.7% | 4.9% | 5.7% |
| Huntingdonshire | £1,065 | +4.0% | +2.6% | 4.2% | 3.0% | 5.6% |
| Tameside | £935 | +5.1% | +1.8% | 5.3% | 3.8% | 5.6% |
| Melton | £810 | +6.7% | +3.1% | 3.4% | 2.5% | 5.6% |
| Knowsley | £860 | +11.0% | +1.7% | 5.4% | 3.9% | 5.6% |
| Rochford | £1,302 | +5.0% | +2.7% | 3.9% | 2.8% | 5.5% |
| Flintshire | £817 | +7.9% | +2.2% | 4.6% | 3.3% | 5.5% |
| Tewkesbury | £1,106 | +14.4% | +2.5% | 4.1% | 3.0% | 5.5% |
| North Yorkshire | £852 | +2.3% | +2.7% | 3.8% | 2.7% | 5.5% |
| Telford and Wrekin | £861 | +6.3% | +2.1% | 4.7% | 3.4% | 5.5% |
| Lichfield | £1,100 | +6.6% | +2.6% | 3.9% | 2.8% | 5.4% |
| North Northamptonshire | £995 | +4.7% | +2.0% | 4.7% | 3.4% | 5.4% |
| Cannock Chase | £868 | +7.2% | +2.1% | 4.5% | 3.3% | 5.4% |
| Broxbourne | £1,692 | +3.5% | +1.8% | 4.9% | 3.6% | 5.4% |
| Merthyr Tydfil | £754 | -1.9% | +1.0% | 6.1% | 4.4% | 5.4% |
| North Kesteven | £826 | +5.5% | +2.4% | 4.1% | 3.0% | 5.4% |
| Ribble Valley | £822 | +5.3% | +2.9% | 3.5% | 2.5% | 5.4% |
| East Lindsey | £707 | +7.2% | +2.4% | 4.1% | 2.9% | 5.3% |
| Gravesham | £1,345 | +5.0% | +1.9% | 4.7% | 3.5% | 5.3% |
| Conwy | £799 | +2.7% | +2.1% | 4.4% | 3.2% | 5.3% |
| Charnwood | £967 | +4.8% | +2.2% | 4.3% | 3.1% | 5.3% |
| Rushmoor | £1,391 | +4.3% | +1.5% | 5.1% | 3.8% | 5.3% |
| Winchester | £1,514 | +4.8% | +2.3% | 4.0% | 3.0% | 5.3% |
| Blaby | £998 | +4.9% | +2.3% | 4.1% | 3.0% | 5.3% |
| Stevenage | £1,445 | +4.7% | +1.1% | 5.6% | 4.1% | 5.3% |
| Wiltshire | £1,091 | +5.8% | +2.3% | 4.0% | 2.9% | 5.2% |
| Warwick | £1,244 | +2.0% | +2.3% | 4.0% | 2.9% | 5.2% |
| Hertsmere | £1,846 | +4.0% | +2.2% | 4.0% | 3.0% | 5.2% |
| Herefordshire, County of | £831 | +2.9% | +2.7% | 3.4% | 2.5% | 5.2% |
| Southend-on-Sea | £1,316 | +5.1% | +1.6% | 4.8% | 3.6% | 5.2% |
| Nuneaton and Bedworth | £918 | +2.0% | +1.6% | 4.9% | 3.5% | 5.1% |
| Isle of Anglesey | £717 | +5.9% | +2.5% | 3.6% | 2.6% | 5.1% |
| Canterbury | £1,288 | +5.8% | +1.7% | 4.6% | 3.4% | 5.1% |
| Ipswich | £1,002 | +4.5% | +1.2% | 5.3% | 3.9% | 5.1% |
| Bexley | £1,540 | +1.7% | +1.8% | 4.5% | 3.3% | 5.1% |
| Lincoln | £947 | +3.9% | +0.5% | 6.2% | 4.5% | 5.0% |
| Waltham Forest | £1,772 | +2.4% | +2.0% | 4.0% | 3.0% | 5.0% |
| Worcester | £984 | +6.1% | +1.6% | 4.6% | 3.3% | 5.0% |
| Braintree | £1,223 | +2.5% | +1.7% | 4.5% | 3.3% | 5.0% |
| Erewash | £838 | +3.0% | +1.6% | 4.6% | 3.3% | 5.0% |
| Tonbridge and Malling | £1,500 | +3.6% | +1.6% | 4.4% | 3.3% | 4.8% |
| Stoke-on-Trent | £718 | +5.1% | +0.7% | 5.7% | 4.1% | 4.8% |
| Havering | £1,567 | +0.9% | +1.7% | 4.2% | 3.1% | 4.8% |
| Lewes | £1,343 | +5.4% | +1.6% | 4.3% | 3.2% | 4.8% |
| Epsom and Ewell | £1,713 | +4.1% | +2.1% | 3.6% | 2.7% | 4.8% |
| Powys | £624 | +8.6% | +2.5% | 3.2% | 2.3% | 4.8% |
| Luton | £1,231 | +3.7% | +0.9% | 5.2% | 3.8% | 4.7% |
| Thanet | £1,125 | +4.0% | +1.0% | 5.0% | 3.7% | 4.7% |
| Rotherham | £689 | +3.4% | +1.5% | 4.3% | 3.1% | 4.6% |
| Tamworth | £930 | +0.4% | +1.1% | 4.8% | 3.5% | 4.6% |
| East Riding of Yorkshire | £724 | +4.6% | +1.7% | 4.0% | 2.8% | 4.6% |
| Milton Keynes | £1,346 | +4.0% | +0.9% | 5.0% | 3.7% | 4.6% |
| Medway | £1,235 | +1.6% | +0.9% | 5.0% | 3.6% | 4.5% |
| Cheltenham | £1,269 | +6.1% | +1.1% | 4.6% | 3.4% | 4.5% |
| South Cambridgeshire | £1,407 | +3.0% | +1.7% | 3.8% | 2.8% | 4.5% |
| Hinckley and Bosworth | £932 | +2.8% | +1.4% | 4.3% | 3.1% | 4.5% |
| Watford | £1,834 | +2.1% | +0.5% | 5.4% | 4.0% | 4.5% |
| Wyre Forest | £838 | -1.2% | +1.4% | 4.3% | 3.1% | 4.5% |
| East Devon | £977 | +6.6% | +2.0% | 3.4% | 2.5% | 4.5% |
| Wychavon | £962 | +4.9% | +1.9% | 3.6% | 2.6% | 4.5% |
| Southwark | £2,516 | +7.3% | +0.5% | 5.3% | 3.9% | 4.4% |
| Adur | £1,416 | +3.3% | +1.1% | 4.5% | 3.3% | 4.4% |
| Sandwell | £953 | +7.3% | +0.4% | 5.5% | 4.0% | 4.4% |
| Arun | £1,240 | +3.7% | +1.0% | 4.6% | 3.4% | 4.4% |
| Hart | £1,418 | +3.2% | +1.7% | 3.6% | 2.6% | 4.4% |
| Torfaen | £865 | +2.3% | +0.5% | 5.3% | 3.9% | 4.4% |
| Folkestone and Hythe | £1,189 | +10.0% | +0.9% | 4.7% | 3.5% | 4.3% |
| Buckinghamshire | £1,486 | +5.8% | +1.6% | 3.7% | 2.7% | 4.3% |
| West Northamptonshire | £1,088 | +3.3% | +1.0% | 4.5% | 3.3% | 4.3% |
| Central Bedfordshire | £1,258 | +4.4% | +1.2% | 4.3% | 3.1% | 4.3% |
| Torridge | £792 | +2.1% | +1.7% | 3.6% | 2.6% | 4.2% |
| Norwich | £1,148 | +0.8% | -0.2% | 6.1% | 4.4% | 4.2% |
| Halton | £754 | +6.9% | +0.7% | 4.8% | 3.4% | 4.2% |
| Epping Forest | £1,846 | +5.5% | +1.1% | 4.2% | 3.1% | 4.2% |
| Uttlesford | £1,305 | +1.6% | +1.7% | 3.3% | 2.5% | 4.2% |
| Fareham | £1,179 | +1.2% | +1.0% | 4.2% | 3.1% | 4.1% |
| Havant | £1,159 | +4.1% | +0.9% | 4.4% | 3.2% | 4.1% |
| Dacorum | £1,613 | +2.5% | +0.9% | 4.3% | 3.2% | 4.1% |
| Basingstoke and Deane | £1,312 | +1.1% | +1.0% | 4.2% | 3.1% | 4.1% |
| Bromsgrove | £998 | +2.6% | +1.4% | 3.6% | 2.6% | 4.1% |
| Sevenoaks | £1,828 | +6.9% | +1.0% | 4.1% | 3.0% | 4.1% |
| Thurrock | £1,389 | +5.3% | +0.1% | 5.2% | 3.8% | 3.9% |
| Slough | £1,567 | +2.3% | -0.1% | 5.4% | 4.0% | 3.9% |
| Breckland | £935 | +4.6% | +0.8% | 4.2% | 3.1% | 3.9% |
| Enfield | £1,833 | +5.4% | +0.4% | 4.6% | 3.4% | 3.9% |
| Boston | £809 | +3.2% | -0.1% | 5.4% | 3.9% | 3.8% |
| Mole Valley | £1,565 | +3.8% | +1.3% | 3.4% | 2.5% | 3.8% |
| Swansea | £853 | +6.0% | +0.3% | 4.9% | 3.5% | 3.8% |
| Peterborough | £1,014 | +4.9% | 0.0% | 5.3% | 3.8% | 3.8% |
| Sutton | £1,569 | +2.9% | +0.8% | 4.1% | 3.0% | 3.8% |
| Ashford | £1,253 | +3.2% | +0.5% | 4.4% | 3.2% | 3.8% |
| Great Yarmouth | £841 | +7.1% | +0.2% | 4.9% | 3.6% | 3.8% |
| Maldon | £1,137 | +2.2% | +1.2% | 3.5% | 2.5% | 3.7% |
| Tendring | £1,058 | +3.7% | +0.2% | 4.9% | 3.6% | 3.7% |
| West Suffolk | £1,188 | +4.2% | +0.2% | 4.8% | 3.5% | 3.7% |
| Hounslow | £1,962 | +3.6% | +0.4% | 4.5% | 3.3% | 3.7% |
| Stratford-on-Avon | £1,150 | +6.0% | +1.1% | 3.5% | 2.5% | 3.6% |
| Babergh | £970 | +3.3% | +1.1% | 3.5% | 2.6% | 3.6% |
| Rother | £1,164 | +1.1% | +0.6% | 4.2% | 3.0% | 3.6% |
| Haringey | £2,225 | +1.3% | +0.5% | 4.2% | 3.1% | 3.6% |
| Reading | £1,582 | +1.3% | -0.4% | 5.4% | 4.0% | 3.6% |
| Cotswold | £1,263 | +6.3% | +1.0% | 3.6% | 2.6% | 3.6% |
| Monmouthshire | £994 | +2.1% | +0.9% | 3.6% | 2.6% | 3.6% |
| Basildon | £1,428 | +4.8% | +0.1% | 4.7% | 3.4% | 3.5% |
| Mansfield | £797 | +5.5% | -0.3% | 5.2% | 3.7% | 3.4% |
| Shropshire | £828 | +4.8% | +0.8% | 3.6% | 2.6% | 3.4% |
| South Norfolk | £984 | +3.3% | +0.6% | 3.8% | 2.8% | 3.4% |
| Mid Devon | £881 | +1.5% | +0.7% | 3.7% | 2.7% | 3.4% |
| Runnymede | £1,600 | +0.9% | +0.4% | 4.1% | 3.0% | 3.4% |
| Leicester | £1,020 | +0.9% | -0.6% | 5.4% | 3.9% | 3.4% |
| New Forest | £1,249 | +2.0% | +0.5% | 3.9% | 2.9% | 3.3% |
| Nottingham | £1,015 | +1.7% | -1.4% | 6.4% | 4.7% | 3.3% |
| Horsham | £1,490 | +4.8% | +0.3% | 4.1% | 3.0% | 3.3% |
| Reigate and Banstead | £1,652 | +3.2% | +0.2% | 4.1% | 3.0% | 3.2% |
| Three Rivers | £1,828 | +2.0% | +0.5% | 3.7% | 2.7% | 3.2% |
| Lewisham | £1,832 | +2.1% | -0.1% | 4.5% | 3.3% | 3.2% |
| West Berkshire | £1,355 | +6.2% | +0.2% | 4.1% | 3.0% | 3.2% |
| Isle of Wight | £953 | +6.8% | -0.2% | 4.7% | 3.4% | 3.2% |
| Bath and North East Somerset | £1,893 | +7.5% | -1.0% | 5.6% | 4.1% | 3.1% |
| Salford | £1,173 | +3.1% | -1.5% | 6.3% | 4.6% | 3.1% |
| Dorset | £1,059 | +4.2% | +0.3% | 3.9% | 2.8% | 3.1% |
| Hackney | £2,667 | +3.9% | -0.8% | 5.2% | 3.8% | 3.0% |
| Merton | £2,181 | +5.5% | -0.1% | 4.2% | 3.1% | 3.0% |
| Dartford | £1,580 | +3.2% | -1.1% | 5.5% | 4.1% | 3.0% |
| Exeter | £1,318 | +0.2% | -1.1% | 5.5% | 4.0% | 2.9% |
| Cornwall | £995 | +0.9% | -0.3% | 4.4% | 3.2% | 2.8% |
| Colchester | £1,200 | +1.7% | -0.8% | 4.9% | 3.6% | 2.8% |
| Broxtowe | £943 | -1.6% | -0.5% | 4.5% | 3.3% | 2.7% |
| Forest of Dean | £828 | -0.9% | +0.3% | 3.4% | 2.4% | 2.7% |
| Teignbridge | £965 | +3.6% | -0.1% | 3.9% | 2.8% | 2.7% |
| Brighton and Hove | £1,816 | -0.8% | -1.3% | 5.3% | 3.9% | 2.7% |
| Hillingdon | £1,581 | +3.4% | -0.3% | 3.9% | 2.9% | 2.6% |
| Test Valley | £1,236 | +4.6% | -0.4% | 4.0% | 2.9% | 2.5% |
| Ealing | £2,126 | +3.8% | -0.8% | 4.3% | 3.2% | 2.4% |
| Greenwich | £1,998 | +6.0% | -1.4% | 5.2% | 3.8% | 2.4% |
| Maidstone | £1,303 | +3.0% | -0.9% | 4.4% | 3.3% | 2.3% |
| Redditch | £982 | +11.3% | -1.2% | 4.8% | 3.5% | 2.3% |
| Mid Sussex | £1,436 | +4.3% | -0.7% | 4.0% | 2.9% | 2.3% |
| Redbridge | £1,734 | +2.1% | -1.0% | 4.3% | 3.2% | 2.2% |
| Rushcliffe | £1,050 | +2.8% | -0.6% | 3.8% | 2.8% | 2.2% |
| Cambridge | £1,805 | +1.9% | -1.2% | 4.6% | 3.4% | 2.2% |
| Ceredigion | £724 | +3.7% | -0.5% | 3.7% | 2.7% | 2.1% |
| Bournemouth, Christchurch and Poole | £1,400 | +2.2% | -1.9% | 5.4% | 4.0% | 2.1% |
| Tunbridge Wells | £1,543 | +5.0% | -1.0% | 4.1% | 3.0% | 2.0% |
| Richmond upon Thames | £2,349 | +5.4% | -0.6% | 3.5% | 2.6% | 2.0% |
| Torbay | £924 | +3.7% | -1.8% | 5.0% | 3.6% | 1.8% |
| Eastbourne | £1,174 | +1.9% | -2.3% | 5.5% | 4.0% | 1.8% |
| Brentwood | £1,623 | +2.3% | -1.0% | 3.7% | 2.7% | 1.7% |
| East Hampshire | £1,265 | +2.0% | -0.8% | 3.5% | 2.5% | 1.7% |
| Elmbridge | £1,885 | +2.7% | -0.6% | 3.1% | 2.3% | 1.7% |
| Bracknell Forest | £1,481 | +2.4% | -1.7% | 4.5% | 3.3% | 1.6% |
| Oxford | £1,957 | +2.4% | -2.1% | 4.9% | 3.6% | 1.6% |
| East Suffolk | £848 | +5.8% | -1.1% | 3.7% | 2.7% | 1.6% |
| Wealden | £1,266 | +1.8% | -1.4% | 4.0% | 2.9% | 1.5% |
| Rugby | £1,051 | +5.2% | -2.1% | 4.5% | 3.3% | 1.2% |
| Croydon | £1,586 | +3.4% | -2.4% | 4.8% | 3.5% | 1.1% |
| Bromley | £1,693 | +3.2% | -1.8% | 3.9% | 2.9% | 1.1% |
| Chelmsford | £1,439 | +1.6% | -2.4% | 4.6% | 3.4% | 1.0% |
| Harrow | £1,781 | +2.8% | -2.0% | 4.0% | 3.0% | 0.9% |
| West Devon | £854 | +3.9% | -1.7% | 3.6% | 2.6% | 0.9% |
| West Oxfordshire | £1,315 | +3.6% | -1.9% | 3.8% | 2.8% | 0.9% |
| Chichester | £1,340 | +3.5% | -1.9% | 3.8% | 2.8% | 0.9% |
| Woking | £1,628 | -1.0% | -2.5% | 4.5% | 3.3% | 0.8% |
| North Norfolk | £865 | +4.0% | -1.9% | 3.6% | 2.6% | 0.7% |
| Waverley | £1,470 | -0.6% | -1.6% | 3.2% | 2.3% | 0.7% |
| Oadby and Wigston | £1,022 | +2.2% | -2.9% | 4.8% | 3.5% | 0.6% |
| Windsor and Maidenhead | £1,801 | +0.7% | -2.2% | 3.7% | 2.7% | 0.6% |
| North Devon | £848 | -0.3% | -2.1% | 3.6% | 2.6% | 0.6% |
| Newham | £1,931 | +3.0% | -3.9% | 6.0% | 4.4% | 0.5% |
| Guildford | £1,754 | +5.7% | -2.4% | 3.9% | 2.9% | 0.5% |
| Wokingham | £1,469 | +0.7% | -2.2% | 3.6% | 2.6% | 0.4% |
| Brent | £2,018 | +4.9% | -2.9% | 4.4% | 3.2% | 0.3% |
| Pembrokeshire | £697 | +4.6% | -3.0% | 4.0% | 2.8% | -0.2% |
| Castle Point | £1,266 | +4.6% | -3.3% | 4.3% | 3.1% | -0.2% |
| Worthing | £1,300 | -0.6% | -4.1% | 5.2% | 3.8% | -0.3% |
| Spelthorne | £1,726 | +7.1% | -3.8% | 4.7% | 3.5% | -0.3% |
| Hastings | £1,008 | +1.7% | -4.3% | 5.1% | 3.7% | -0.6% |
| Tandridge | £1,649 | +5.7% | -3.6% | 3.9% | 2.9% | -0.7% |
| Lambeth | £2,538 | +3.4% | -5.2% | 5.6% | 4.2% | -1.0% |
| South Hams | £1,014 | +3.0% | -3.5% | 3.4% | 2.5% | -1.0% |
| Wandsworth | £2,640 | +4.1% | -4.8% | 4.6% | 3.4% | -1.4% |
| Barnet | £1,953 | +2.9% | -4.6% | 4.0% | 2.9% | -1.7% |
| Rutland | £966 | +2.1% | -4.5% | 3.8% | 2.7% | -1.7% |
| Islington | £2,884 | +6.6% | -6.5% | 5.3% | 3.9% | -2.5% |
| Hammersmith and Fulham | £2,861 | +4.9% | -8.5% | 4.6% | 3.4% | -5.1% |
| Camden | £2,834 | +1.4% | -9.6% | 4.3% | 3.2% | -6.5% |
| Tower Hamlets | £2,462 | +3.8% | -13.2% | 6.6% | 4.9% | -8.3% |
| Kensington and Chelsea | £3,739 | +3.0% | -12.0% | 3.7% | 2.8% | -9.2% |
| Westminster | £3,209 | -0.4% | -18.5% | 4.3% | 3.2% | -15.3% |
No figure for Isles of Scilly or City of London, where the publishers do not give both a rent and a price.
The Last 12 Months
| Rent month | UK rents | UK prices | Gross yield | Net yield | Total return |
|---|---|---|---|---|---|
| September 2026 | +3.8% | +0.9% | 4.46% | 3.25% | 5.1% |
| August 2026 | +3.8% | +1.2% | 4.46% | 3.25% | 5.5% |
| July 2026 | +3.7% | +1.5% | 4.46% | 3.24% | 5.7% |
| June 2026 | +3.3% | +3.1% | 4.43% | 3.23% | 5.1% |
| May 2026 | +3.3% | +4.2% | 4.42% | 3.23% | 4.4% |
| April 2026 | +3.5% | +0.2% | 4.41% | 3.21% | 4.4% |
| March 2026 | +3.4% | +1.8% | 4.41% | 3.20% | 4.6% |
| February 2026 | +3.6% | +1.5% | 4.38% | 3.18% | 4.7% |
| January 2026 | +3.5% | +1.5% | 4.38% | 3.17% | 4.6% |
| December 2025 | +3.9% | +2.3% | 4.37% | 3.17% | 4.8% |
| November 2025 | +4.4% | +1.7% | 4.34% | 3.16% | 4.9% |
| October 2025 | +5.0% | +1.8% | 4.33% | 3.13% | 5.0% |
| September 2025 | +5.5% | +2.1% | 4.32% | 3.13% | 5.1% |
UK prices are for the month before the rent month. Yields and total return are for the median council area.
Common Questions
What is the Landlord Returns Tracker?
A monthly measure of what letting property earns in England and Wales. It combines official rents and house prices for 316 council areas into net yield, total return and the mortgage rate a typical let can carry. The current edition uses September 2026 rents and August 2026 prices.
Are rents rising faster than house prices?
In most places, yes. UK rents rose 3.8% in the year to September 2026 and UK house prices rose 0.9% in the year to August 2026. Rents grew faster than the three-month price trend in 265 of 316 council areas. Over five years the typical area's rents are up 33.2% and its prices 12.6%.
What is total return for a landlord?
Total return adds the income from a property to the change in its value over 12 months. Here it is the net yield plus the 12-month change in the average price, averaged over three months. The typical council area returned 5.1%. It is before tax, any mortgage and the costs of buying and selling, and it looks backwards: it does not predict what a property will do next.
What is a break-even mortgage rate?
It is the interest-only rate on a 75% mortgage at which the interest uses up all the profit from letting, before tax. In the typical council area it is 4.3%. Above that rate, a landlord with that mortgage pays in each month. Rightmove reports an average two-year buy-to-let fix of 5.34%, and the average let clears that rate in 33 of 316 areas.
Why do these rents differ from HomeLet or Rightmove?
The ONS counts rents being paid across all tenancies, including those agreed years ago. HomeLet and Goodlord report new tenancies on their own books, and Rightmove reports asking rents. New lets react first, so they can be above or below the ONS figure, and the ONS measure moves more slowly.
When is the tracker updated?
Each month, after the ONS and HM Land Registry publish, usually on the third Wednesday. Rents are published a month ahead of house prices, so each edition pairs the latest of each. Both publishers revise earlier months, so past figures here can change slightly.
How The Figures Are Worked Out
- Rents and prices. ONS Price Index of Private Rents and HM Land Registry UK House Price Index. Rents cover all tenancies, not just new lets, and are published a month ahead of prices.
- Typical. The median council area, not an England average, because London's weight lifts the England average above every region.
- Net yield. The average rent and price for all homes, owned outright, after a 10% agent fee, repairs at 10% of rent, median insurance of £284.75 and 20 days empty a year. Before tax and any mortgage. The agent fee and repairs are assumptions, and costs are held at today's level in every past month.
- Price trend. The published 12-month price change, averaged over the latest three months, because council-level prices jump from month to month.
- Total return. Net yield plus price trend. Before tax, any mortgage and the costs of buying and selling.
- Revisions. Both publishers revise recent months, and the latest house prices are provisional, so past figures can change.
These are averages for an area, not any one property, and past returns do not predict future ones. This page is general market information, not financial advice.
Use These Figures
Free to reuse under CC BY 4.0, with a credit to Landlord Insurance UK and a link to this page.
- Latest figures for every council area (CSV)
- Every month since 2015 (CSV)
- Latest headline figures (JSON)
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