The UK's free interactive Local Housing Allowance map. See exact LHA rates across every BRMA, by bedroom size, region, and property type. Essential data for any investor targeting housing benefit tenants.
What the Map Shows
LHA Rate by Bedroom Value: 1-bed to 4-bed + Shared
See the exact government housing benefit rate for each bedroom category in your target area.
170+ BRMAs Covered Value: All UK Regions
Every Broad Rental Market Area in England, Wales, and Scotland mapped and clickable.
Shortfall Gap Value: Up to £100+/month
See where the gap between LHA rates and market rent is widest, before you commit.
Yield Potential Value: Up to 11% gross
LHA hotspots in the North and Wales deliver yields that the standard BTL market cannot match.
What's Included
All bedroom categories Shared Accommodation Rate through to 4-bedroom family homes. Select your property type and the map updates instantly.
Every UK region England, Wales, and Scotland. Click any BRMA to see the full rate card for all bedroom sizes in that area.
The shortfall gap Rates frozen since April 2025. Use the map to identify where LHA covers the rent in full, and where tenants will need to top up.
How It WorkS
Select your property type
Choose 1-bed, 2-bed, 3-bed, or 4-bed. For HMO investors, use the Shared Accommodation Rate to model per-room income.
Read the map
Darker blue regions show higher LHA rates for your selected bedroom type. Lighter regions have lower rates relative to the rest of the UK.
Click your target area
Click any region to open the full BRMA rate card: all bedroom sizes and rates, side by side.
Cross-check your numbers
Compare the LHA rate against your target rent. If there is a shortfall, factor in guarantor requirements before making an offer.
LHA rates are set by the Valuation Office Agency and updated annually.
Rates are currently frozen through 2026.
What Are LHA Rates?
Local Housing Allowance (LHA) sets the maximum housing benefit the government pays toward a tenant's rent. Rates are calculated at the 30th percentile of local market rents, meaning they reflect the cheaper end of each area's rental market.
For investors, LHA rates function as a government-backed revenue floor. If your rent sits at or below the LHA rate, the state covers it in full. That predictability is exactly what makes this strategy attractive in volatile markets.
Key facts:
Frozen through 2026. LHA rates were reset in April 2024 to match market rents, then frozen again in April 2025. Your income is fixed while market rents rise.
The shortfall gap is growing. In some areas, the gap between LHA rates and current market rent now exceeds £100 per month. Screen for tenant affordability carefully.
"No DSS" bans are illegal. Under the Renters' Rights Act 2025, landlords cannot refuse tenants on benefits. You can still require a guarantor if there is a shortfall.
For a full breakdown of the strategy, including the common traps and how to avoid them, read The LHA Strategy: Hidden Goldmine or Investor Trap?.
Where the Yields Are
The LHA strategy is a North vs. South play.
In London and the South East, high property prices squeeze yields to near zero even with full LHA coverage. In the North and Wales, low capital values and robust LHA rates create a very different picture:
Sunderland and Teesside: 2-bed terraces under £70,000 delivering 8-11% gross yields
Wales: Among the UK's strongest yield growth in 2025
Best asset type: A 2-bed terraced house. Attracts long-stay families, easy to sell.
Understanding Your Results
BRMA (Broad Rental Market Area)
The geographic unit the VOA uses to set LHA rates. There are 170+ BRMAs across England, Wales, and Scotland. Rates vary significantly between BRMAs even in the same region.
Shared Accommodation Rate (SAR)
The LHA rate for shared housing. Single tenants under 35 are typically only entitled to the SAR, even if they rent a self-contained flat. Always check tenant age before setting rent.
Benefit Cap
A separate total limit on household benefits. As of 2025, the cap is £442.31 per week for couples and lone parents outside London, and £296.35 per week for single adults without children. In high-value areas, particularly London, the benefit cap means families receive less than the standard LHA rate. The map shows LHA rates before the cap is applied. Factor this in separately for London boroughs.
Alternative Payment Arrangement (APA)
A DWP mechanism that lets the housing element of Universal Credit be paid directly to the landlord instead of the tenant. Apply early if your tenant has a history of financial vulnerability.
⚠️ Disclaimer: LHA rates updated April 2025. Rates are subject to annual review by the Valuation Office Agency. This tool is for indicative purposes only and does not constitute financial advice. Always conduct thorough due diligence and consult qualified professionals before making investment decisions.
Check the exact LHA rate for your target BRMA and bedroom count using the map
Calculate gross yield at multiple purchase price points
Identify the shortfall gap between LHA rate and your asking rent
Require a guarantor for any shortfall. Do not rely on the tenant to top up.
Confirm tenant household size matches the property's bedroom entitlement
Check tenant age. Under-35s on their own only qualify for the Shared Accommodation Rate.
Source specialist landlord insurance for benefit tenants (typically 15-20% higher than standard)
Stress test your cash flow at 7-8% interest rates with frozen LHA income through 2026
Common Questions
What are LHA rates and how are they calculated?
Local Housing Allowance (LHA) rates are the maximum amounts the government pays toward a tenant's rent through Housing Benefit or Universal Credit. They are set annually by the Valuation Office Agency at the 30th percentile of local market rents, meaning they are designed to cover the cheapest 30% of available rents in each area. Rates vary by Broad Rental Market Area (BRMA) and by number of bedrooms.
Are LHA rates frozen in 2026?
Yes. LHA rates were increased in April 2024 to bring them in line with market rents, then frozen again in April 2025. Rates are expected to remain frozen through at least 2026, meaning LHA income stays fixed while market rents continue to rise. Investors should factor a widening shortfall gap into their deal analysis.
What is the Under-35 Rule for LHA?
Single tenants under the age of 35 are generally only entitled to the Shared Accommodation Rate (SAR), regardless of whether they rent a self-contained flat or studio. The SAR is lower than the 1-bedroom LHA rate. If you rent a 1-bed flat for £550 per month to a 28-year-old on benefits, their LHA entitlement may only be £350. Always check your tenant's age and the applicable SAR for your BRMA before agreeing a rent.
What is a Broad Rental Market Area (BRMA)?
A BRMA is the geographic unit used by the Valuation Office Agency to set LHA rates. There are over 170 BRMAs across England, Wales, and Scotland. Each BRMA has its own rate table covering shared accommodation through to 4-bedroom properties. Rates can vary significantly between BRMAs even within the same region. Checking your exact postcode matters.
Can landlords still refuse tenants on housing benefit?
No. As of October 2025, the Renters' Rights Act formally banned blanket "No DSS" policies. Landlords cannot refuse a tenant solely because they receive housing benefit or Universal Credit. You can still assess affordability. If there is a gap between the LHA rate and your rent, you can require a guarantor. What you cannot do is dismiss an application without assessing it on its merits.
Which UK areas have the highest LHA yields in 2026?
LHA yields are strongest in areas where property prices are low relative to the LHA rate. In 2026, standout areas include Sunderland and Teesside (2-bed terraces under £70,000 delivering 8-11% gross yields), and parts of Wales, which are showing some of the UK's strongest yield growth. London and the South East deliver poor LHA yields because capital values far outstrip the benefit rate.
What is the Benefit Cap and how does it affect LHA investors?
The Benefit Cap limits the total amount of benefits a household can receive. In high-cost areas, particularly London boroughs, the cap may reduce a tenant's actual housing payment below the standard LHA rate for their BRMA. The LHA Rates Map shows the standard LHA rate before the cap is applied. For London investments, cross-reference with the current benefit cap figures (which vary by family type and borough) to understand the actual income you will receive.
How do I get rent paid directly to me as a landlord?
Under Universal Credit, housing payments go to the tenant by default. If you are concerned about rent being spent before you receive it, you can apply for an Alternative Payment Arrangement (APA). APAs allow the housing element to be paid directly to the landlord. The DWP prioritises APA applications where a tenant has a history of debt, addiction, or mental health vulnerability (Tier 1 factors). Apply early. Do not wait for arrears to accumulate.
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