Average Rent in London by Borough 2026: Complete Price Guide

The average rent in London across all property types currently stands at approximately £2,736 per month as of early 2026. Rental prices vary significantly by location, with the most expensive borough, Kensington and Chelsea, averaging over £3,600 per month, while the most affordable borough, Bexley, offers averages near £1,485 per month. This comprehensive guide provides a detailed breakdown of costs across all 32 boroughs and the City of London to help you navigate the 2026 rental market.

In this guide, you will learn the exact median rental costs for every London district, from the high-rise luxury of Canary Wharf to the suburban reaches of Havering. We analyze current trends, including the impact of the 2026 Renters’ Rights Act, and provide practical advice for securing a home in one of the world’s most competitive markets.

2026 London Rental Trends

The London rental market in 2026 is characterized by a “steadying” phase following the extreme price surges of 2022-2024. Experts forecast a modest 2.5% to 4% growth in rental rates this year, reflecting a narrowing gap between supply and demand as more landlords stabilize their portfolios.

Despite this cooling growth rate, affordability remains a primary concern for residents, with the average tenant spending nearly 44% of their income on housing costs. The market is also adjusting to new legislative changes that have removed “no-fault” evictions, leading to longer tenancies and a more professionalized rental sector.

Most Expensive London Boroughs

The peak of London’s rental market remains concentrated in the historic and financial centers of the city. Prime Central London (PCL) continues to command the highest premiums due to its proximity to global business hubs and world-class amenities.

Kensington and Chelsea remains the undisputed leader in rental costs, with average prices often exceeding £3,616 per month. This area attracts high-net-worth individuals and international professionals who prioritize luxury housing stock and prestigious postcodes.

Westminster follows closely behind, with average monthly rents reaching £3,251. As the heart of the UK’s political and cultural life, Westminster offers unparalleled access to the West End, though tenants must contend with the highest density of short-term and premium corporate lets.

Most Affordable London Boroughs

Renters looking for value in 2026 are increasingly turning to the outer zones, particularly in South East and East London.These areas offer the lowest entry points for single professionals and families while still providing reliable transport links to the city center.

Bexley is currently the most affordable borough in London, with average rents sitting at £1,485 per month. Located in Zone 6, it provides a suburban feel and is popular with those who can utilize the Elizabeth Line or Southeastern rail services for their commute.+1

Havering and Sutton also remain high on the list for budget-conscious renters, with average prices of £1,522 and £1,521respectively. These boroughs have seen increased interest in 2026 as remote work remains a factor, allowing tenants to trade central locations for more square footage and green space.

Central London Rental Prices

Central London boroughs are the most sought-after by young professionals and international students. The convenience of living within walking distance of major offices and universities comes at a significant financial cost.

In Camden, the average rent has reached £2,804, driven by the high demand for properties near King’s Cross and the vibrant markets of the area. The borough has seen a 10% year-on-year increase, making it one of the fastest-growing central markets in terms of price.

Islington offers a blend of residential charm and nightlife, with average rents currently at £2,697. This borough is particularly popular with tech workers from Old Street’s “Silicon Roundabout” who are willing to pay a premium for short commutes.

East London Rental Costs

East London has undergone the most significant transformation over the last decade, with former industrial sites becoming high-end residential hubs. The rental market here is a mix of high-rise luxury apartments and traditional terraced housing.

Tower Hamlets, home to Canary Wharf, sees average rents of £2,280. While high, this represents a slight stabilization compared to previous years as more new-build developments have increased the local housing supply.

Hackney continues to be a hotspot for the creative and tech industries, with rents averaging £2,557. The borough’s popularity remains high despite significant price growth, as its cultural appeal and “cool factor” continue to draw in new residents.

West London Rental Statistics

West London is traditionally associated with affluence, but it offers a broader range of prices than the central core. It remains the preferred location for many long-term residents and families seeking quality education and parks.

Hammersmith and Fulham is a prime example of high-end West London living, with average rents at £2,759. The area is a major transport interchange, which supports high demand for both professional shares and luxury family homes.

Ealing, often called the “Queen of the Suburbs,” has seen its profile rise thanks to the Elizabeth Line, with rents now averaging £1,580. It offers a more balanced lifestyle, providing a mix of urban excitement and quieter residential streets.

South London Housing Costs

South London is divided between the rapidly developing inner boroughs and the more established, leafy outer districts. It offers some of the best-connected areas for those working in the City or the West End.

Lambeth and Southwark both command high prices, with averages of £2,401 and £2,080 respectively. These boroughs benefit from their proximity to the South Bank and major rail terminals like Waterloo and London Bridge.

Croydon serves as a major satellite hub in South London, where average rents are £1,525. The ongoing regeneration projects and excellent fast-train links to Victoria make it a popular choice for those priced out of the inner zones.

North London Market Analysis

North London offers a distinct character, ranging from the hilltop views of Alexandra Palace to the bustling streets of Tottenham. The rental market here is highly varied depending on proximity to the Northern and Victoria lines.

Haringey has seen significant interest in recent years, with average rents now at £2,250. Areas like Muswell Hill remain expensive, while Tottenham provides more accessible options for those at the start of their careers.

Barnet is a major destination for families, with average monthly rents of £1,872. The borough’s strong schools and expansive parks make it a stable rental market with lower tenant turnover than the central districts.

Rental Costs by Property Type

The type of property you choose will have a massive impact on your monthly budget. In 2026, the gap between studio apartments and multi-bedroom houses has widened as families compete for limited stock.

A one-bedroom flat in London now averages £2,121 to £2,252 in Zones 1 and 2. For those looking to save, moving to Zones 3 or 4 can drop this average to between £1,700 and £1,900 for similar specifications.

Room shares remain the most common way for young people to live in the capital. The average cost of a room in a shared house (HMO) currently ranges from £850 to £1,100, inclusive of some bills in many cases.

Impact of Transport Zones

London’s transport zones are a key factor in determining rental value. Generally, for every zone you move outward from the center, you can expect a decrease in monthly rent, though there are notable exceptions.

Zone 1 and 2 are the most expensive, with few options available for under £2,000 per month for a self-contained unit. These areas are ideal for those who prioritize proximity to work and entertainment over living space.

Zones 3 to 6 offer better value for money, with boroughs like Hillingdon and Enfield providing average rents below £1,600. The trade-off is a longer commute, often ranging from 45 to 60 minutes to reach Central London.

Rental Market Forecasts 2026

The outlook for the remainder of 2026 suggests a period of “normalization” for the London market. While prices are not expected to fall, the frenetic bidding wars of previous years have begun to subside.

Legislative changes, such as the full implementation of the Renters’ Rights Act in May 2026, will give tenants more power to challenge unfair rent increases. This is expected to curb some of the more aggressive pricing seen in high-demand boroughs.

Inventory levels are slowly improving, with available homes up by 9% year-on-year. However, supply remains 23% below pre-pandemic levels, meaning that well-priced properties in popular areas will still receive multiple offers within days of listing.

Practical Information and Planning

Navigating the London rental market requires preparation and quick action. Most properties are let within 17 days of appearing on portals like Rightmove or Zoopla, with the fastest turnarounds in East and South East London.

Costs and Budgeting

Expect to pay five weeks’ rent as a security deposit and one month’s rent in advance. You should also factor in Council Tax, which varies by borough; for example, Westminster has some of the lowest rates, while Kingston has some of the highest.

How to Search

Register with local estate agents in your target borough and set up instant alerts on major property websites. It is often beneficial to visit an area at different times of the day to get a feel for the local atmosphere and safety.

Required Documentation

Have your “Right to Rent” documents, employment references, and previous landlord details ready. In the 2026 market, many landlords also require a UK-based guarantor if you are a student or moving from abroad.

Tips for Renters

• Be Decisive: If you find a property that meets your criteria, be prepared to put down a holding deposit immediately.
• Check the EPC: Energy bills are a significant cost; look for properties with an EPC rating of C or higher to save on heating.
• Negotiate: While difficult in a hot market, you can sometimes negotiate on the move-in date or minor furniture additions.

Frequently Asked Questions

What is the average rent for a 1-bedroom flat in London? As of 2026, the average cost for a one-bedroom flat is approximately £2,252 per month in Central London and £1,800 in the outer boroughs. Prices can be lower in areas like Bexley or Havering, where they may drop below £1,300.

Which London borough is the cheapest to rent in? Bexley is currently the cheapest borough to rent in London, with an overall average monthly rent of £1,485. Other affordable options include Havering, Sutton, and Barking and Dagenham.

Are London rents expected to fall in 2026? Rents are not expected to fall significantly, but the rate of growth is slowing down. Most analysts predict a modest increase of 2% to 4% throughout 2026, which is a return to more sustainable levels.

How much does a room in a flatshare cost in London? The average cost of a room in a shared house is between £850 and £1,100 per month. Prices in trendy areas like Shoreditch or Clapham can easily exceed £1,200, while outer zones may offer rooms for £700.

What is the “Right to Rent” check? This is a mandatory check where landlords must verify your immigration status to ensure you have the legal right to rent a property in the UK. You will need to provide a passport or a valid visa.

How much deposit do I need for a London rental? By law, security deposits are capped at five weeks’ rent for properties with an annual rent under £50,000. You will also usually need to pay your first month’s rent upfront.

Is it cheaper to rent in North or South London? Generally, South East London offers some of the best value, with boroughs like Bexley and Lewisham being more affordable than North London counterparts like Islington or Camden.However, North West London also has affordable pockets in areas like Brent.+1

What are the most expensive areas in London? The most expensive areas are Kensington and Chelsea, Westminster, Camden, and the City of London. In these locations, it is rare to find any self-contained property for less than £2,500 per month.

How long does it take to find a flat in London? On average, it takes about two to four weeks to find and secure a flat. Due to high demand, you should start your search at least six weeks before your intended move date.

Does rent include bills in London? In most cases, rent does not include bills such as Council Tax, electricity, gas, or water. Some “all-inclusive” room shares or purpose-built student accommodations may include these costs in the monthly price.

Can I negotiate the rent in London? While the market is competitive, you can try to negotiate if a property has been on the market for more than two weeks or if you can offer a longer lease term. However, bidding over the asking price is now restricted under the 2026 Renters’ Rights Act.

What is a holding deposit? A holding deposit is a payment (capped at one week’s rent) made to reserve a property while references are being checked. If the tenancy goes ahead, this money is usually deducted from your first month’s rent.

What are the best boroughs for families? Richmond upon Thames, Bromley, and Barnet are highly recommended for families. These boroughs offer excellent schools, low crime rates, and significant green space, though they are more expensive than the average outer borough.

How do I check if a landlord is reputable? You can check if a landlord or agent is a member of a professional body like ARLA Propertymark or the National Residential Landlords Association (NRLA). You should also ensure your deposit is protected in a government-approved scheme.

Is the Elizabeth Line affecting rents? Yes, boroughs along the Elizabeth Line, such as Ealing, Newham, and Abbey Wood, have seen significant rental growth. The improved connectivity to Central London has made these areas highly desirable for commuters.