Setting the right rent has always required landlords to balance market conditions, tenant demand and the performance of similar properties. But a recent First-tier Tribunal decision under the new Section 13 rent increase regime has highlighted another important factor: the difference between advertised rents and rents that have actually been achieved.
In the case, the tribunal gave greater weight to evidence of completed lettings than to advertised rental prices when assessing the market rent of a London flat. The decision offers an important reminder for landlords: when reviewing or defending a rent increase, reliable evidence of what comparable properties have actually achieved can be more valuable than simply looking at asking prices.
What Did the Recent Rent Tribunal Case Decide?
The case involved a two-bedroom flat at the Skylark Point development in London.
The landlord, Get Living, proposed increasing the rent from approximately £3,102 to £3,180 per month. The tenant challenged the increase and provided several advertised rental properties as comparable evidence, with asking rents between £2,995 and £3,110.
The landlord instead provided evidence based on actual rents achieved on comparable flats within the same development and a neighbouring development.
The tribunal ultimately determined the rent at £3,180 per month, giving greater weight to the landlord's evidence because it reflected rents that had actually been agreed rather than advertised asking prices.
The decision was made on 17 July 2026, with the new rent taking effect on 20 August 2026.
Why Do Achieved Rents Matter More Than Asking Prices?
An advertised rent represents what a landlord hopes to achieve. It doesn't necessarily represent what a tenant ultimately agrees to pay.
A property advertised at £1,800, for example, may eventually be let for £1,700 after negotiation. Looking only at the original listing could therefore give a landlord an inaccurate picture of the market.
Achieved rents provide a different type of evidence because they reflect an actual agreement between landlord and tenant.
This can be particularly useful when assessing properties that are genuinely comparable in terms of location, size, condition and specification.
For landlords, the lesson is not that advertised rents are irrelevant. Instead, the quality and relevance of the evidence matters when determining what a property is realistically worth in the rental market.
What Does This Mean for Landlords Reviewing Rent?
The recent tribunal decision comes at an important time because the Renters' Rights Act has changed how rent increases work in England.
Since 1 May 2026, landlords generally need to use the Section 13 process to increase rent on assured periodic tenancies. Tenants can challenge a proposed increase by applying to the First-tier Tribunal, which can determine the market rent.
This makes having good rental evidence increasingly important.
Before proposing a rent increase, landlords should consider:
A stronger evidence base can help landlords make more informed pricing decisions and better understand how their property compares with the wider market.
How Can Landlords Find Better Rental Comparables?
Finding comparable properties isn't simply about searching for homes with a similar number of bedrooms.
The most useful comparisons consider several factors, including:
The more closely a comparable property matches the property being assessed, the more useful the comparison is likely to be.
Landlords should also be cautious about relying on old listings or properties that have been advertised for long periods without being let. These may not accurately reflect current market conditions.
Should Landlords Keep Evidence of Rental Performance?
The recent tribunal decision highlights the value of maintaining a clear record of rental information.
Keeping track of comparable properties, rental prices and changes in the local market can help landlords understand how their properties are performing over time.
It can also provide useful evidence when reviewing rents or making wider portfolio decisions.
Rather than relying on a single property listing or a general market average, landlords can build a more informed picture by regularly reviewing comparable rental data.
This becomes particularly important for landlords with multiple properties, where rental values can vary considerably between locations and property types.
Use Rental Comparables to Make Better Decisions With Propell
Keeping track of rental information across a growing portfolio can quickly become difficult when landlords rely on separate spreadsheets, property websites and notes.
Propell's Rental Comparables help landlords assess their properties against comparable rental properties and current market information.
Combined with Portfolio Insights and property valuations, landlords can review rental performance alongside other important information about their investments.
This can help answer practical questions such as:
Having relevant property and rental information together makes it easier to move from simply looking at asking prices to making decisions based on stronger market evidence.
Make Rental Decisions With Better Evidence
The recent tribunal decision doesn't mean advertised rental prices should be ignored. Instead, it highlights an important distinction between what a property is advertised for and what a tenant actually agrees to pay.
For landlords, regularly reviewing comparable properties and keeping accurate rental information can provide a clearer understanding of market conditions.
With the Renters' Rights Act now changing the process for rent increases in England, having reliable evidence is becoming even more valuable when landlords need to assess and justify rental decisions.
Propell brings Rental Comparables, Portfolio Insights, property valuations and rent tracking together in one platform, helping landlords understand their rental performance and make more informed decisions.
Don't just look at asking rents. Understand what the market is actually achieving.
Frequently asked questions
Can tenants challenge a rent increase in 2026?
Under the new Section 13 rent increase process in England, tenants can challenge a proposed rent increase by applying to the First-tier Tribunal before the proposed increase takes effect. The tribunal can determine the market rent based on the evidence available to it.
Are achieved rents more useful than advertised rents?
A recent First-tier Tribunal decision gave greater weight to actual agreed rents than advertised asking prices when assessing comparable evidence. However, the usefulness of any comparable depends on how closely the property matches the property being assessed.
How can landlords find reliable rental comparables?
Landlords should compare properties that are similar in location, size, condition, type and specification, while considering how recently the comparable property was let. Using rental comparison data alongside other property information can help landlords make more informed pricing decisions.
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