THE PROPERTY FILTER TAKE
New let rents across Great Britain reached £1,392 per month in June 2026, up 1.6% year-on-year - the strongest annual growth in 13 months, according to Hamptons.
For HMO landlords in Northern England, rising market rents mean room rates set 12 months ago may now sit below what the local market supports - particularly in the North East (up 4.3%) and North West (up 2.8%).
If your HMO is in one of these higher-growth regions, you may wish to review your current room rates against comparable new lets before your next licence renewal.
New let rents across Great Britain hit £1,392 per month in June 2026, up 1.6% year-on-year. According to Letting Agent Today's reporting of Hamptons data - drawn from the Connells Group's lettings network - this is the strongest annual growth recorded for new lets in 13 months.
For HMO (house in multiple occupation) operators, this is not just background noise. Room rates track the wider market. When the market moves, your pricing and your licence conditions become live questions.
Northern Markets Are Leading
The national figure masks sharp regional differences. The North East recorded the strongest growth anywhere in Great Britain, with newly agreed rents up 4.3% year-on-year to £859 per month, according to Hamptons. The North West followed at 2.8% growth to £1,058 per month, and Wales came in at 2.6% to £883 per month.
For HMO landlords in cities like Newcastle, Leeds, Manchester, and Liverpool, room rate data shows the private rented sector (PRS) baseline has shifted. If your rooms were priced to match the market a year ago, they may now be trailing it. Before adjusting, check your licence: selective and additional licensing conditions in many Northern councils specify how and when landlords can change room rates. The requirements vary by scheme, so read your specific conditions rather than assuming a general rule applies.
You can model whether revised room rates still produce viable yields using the Property Filter HMO valuation calculator and test coverage assumptions with the stress test calculator.
London Splits in Two
Inner London tells a different story. According to Hamptons, annual growth there slowed from 1.6% in May to just 0.4% in June, with average new let rents of £2,705 per month.
Outer London returned to positive annual growth for the first time in 12 months, up 1.9% year-on-year to £2,029 per month. Article 4 Direction areas - operating in boroughs including Tower Hamlets, Ealing, and Newham - restrict new HMO conversions. With supply constrained and Outer London rents growing again, licensed HMOs in those boroughs are in a relatively stronger position than a year ago.
Across Greater London as a whole, new let rents averaged £2,316 per month, up 1.1% year-on-year, according to Hamptons.
Existing Tenants Are Also Seeing Rises
Across the whole market - new lets and ongoing tenancies combined - rents rose by 2.2% year-on-year, with an average monthly rent of £1,256, according to Hamptons. For existing tenants whose rent increased in June, the average uplift was 5.4%.
Scotland recorded the largest increases among that group, at an average uplift of 8.0%. Scotland operates a separate rent control framework to England and Wales, with rent pressure zones (RPZs) applying in several local authority areas. If you hold HMO licences north of the border, verify which RPZ rules apply to your property before issuing a rent increase.
One contextual point: according to Letting Agent Today, fewer tenants are seeing their rent rise now than before the Renters Rights Act came into force. The Act appears to be changing landlord behaviour on rent reviews, even as the overall market direction remains upward. For a broader view of how these market conditions fit into HMO investment decisions, see the property investment strategies guide.
Key takeaways
• New let rents across Great Britain averaged £1,392 per month in June 2026, up 1.6% year-on-year - the strongest growth in 13 months (Hamptons).
• The North East led all regions with 4.3% annual growth to £859 per month; the North West followed at 2.8% to £1,058.
• Inner London growth slowed sharply to 0.4%, while Outer London returned to positive territory at 1.9%.
• Across all tenancies (new and existing), annual rent growth stands at 2.2%, with existing tenants who received increases seeing an average uplift of 5.4%.
• Fewer tenants are receiving rent increases since the Renters Rights Act came into force, according to Letting Agent Today.
New let rents across Great Britain hit £1,392 per month in June 2026, up 1.6% year-on-year. According to Letting Agent Today's reporting of Hamptons data - drawn from the Connells Group's lettings network - this is the strongest annual growth recorded for new lets in 13 months.
For HMO (house in multiple occupation) operators, this is not just background noise. Room rates track the wider market. When the market moves, your pricing and your licence conditions become live questions.
Northern Markets Are Leading
The national figure masks sharp regional differences. The North East recorded the strongest growth anywhere in Great Britain, with newly agreed rents up 4.3% year-on-year to £859 per month, according to Hamptons. The North West followed at 2.8% growth to £1,058 per month, and Wales came in at 2.6% to £883 per month.
For HMO landlords in cities like Newcastle, Leeds, Manchester, and Liverpool, room rate data shows the private rented sector (PRS) baseline has shifted. If your rooms were priced to match the market a year ago, they may now be trailing it. Before adjusting, check your licence: selective and additional licensing conditions in many Northern councils specify how and when landlords can change room rates. The requirements vary by scheme, so read your specific conditions rather than assuming a general rule applies.
You can model whether revised room rates still produce viable yields using the Property Filter HMO valuation calculator and test coverage assumptions with the stress test calculator.
London Splits in Two
Inner London tells a different story. According to Hamptons, annual growth there slowed from 1.6% in May to just 0.4% in June, with average new let rents of £2,705 per month.
Outer London returned to positive annual growth for the first time in 12 months, up 1.9% year-on-year to £2,029 per month. Article 4 Direction areas - operating in boroughs including Tower Hamlets, Ealing, and Newham - restrict new HMO conversions. With supply constrained and Outer London rents growing again, licensed HMOs in those boroughs are in a relatively stronger position than a year ago.
Across Greater London as a whole, new let rents averaged £2,316 per month, up 1.1% year-on-year, according to Hamptons.
Existing Tenants Are Also Seeing Rises
Across the whole market - new lets and ongoing tenancies combined - rents rose by 2.2% year-on-year, with an average monthly rent of £1,256, according to Hamptons. For existing tenants whose rent increased in June, the average uplift was 5.4%.
Scotland recorded the largest increases among that group, at an average uplift of 8.0%. Scotland operates a separate rent control framework to England and Wales, with rent pressure zones (RPZs) applying in several local authority areas. If you hold HMO licences north of the border, verify which RPZ rules apply to your property before issuing a rent increase.
One contextual point: according to Letting Agent Today, fewer tenants are seeing their rent rise now than before the Renters Rights Act came into force. The Act appears to be changing landlord behaviour on rent reviews, even as the overall market direction remains upward. For a broader view of how these market conditions fit into HMO investment decisions, see the property investment strategies guide.
Key takeaways
• New let rents across Great Britain averaged £1,392 per month in June 2026, up 1.6% year-on-year - the strongest growth in 13 months (Hamptons).
• The North East led all regions with 4.3% annual growth to £859 per month; the North West followed at 2.8% to £1,058.
• Inner London growth slowed sharply to 0.4%, while Outer London returned to positive territory at 1.9%.
• Across all tenancies (new and existing), annual rent growth stands at 2.2%, with existing tenants who received increases seeing an average uplift of 5.4%.
• Fewer tenants are receiving rent increases since the Renters Rights Act came into force, according to Letting Agent Today.
Frequently asked questions
Frequently asked questions
What does 1.6% rent growth mean for HMO room rates?
Does the Renters Rights Act affect how HMO landlords can raise room rates?
Which regions show the strongest rental growth for new lets?
