What Should My Rent Be?
Enter your address and we'll look up your property details and show you what the market rent should be, based on official VOA data.
Last reviewed
Is your rent fair?
We use the EPC register to look up your property type and size, then cross it with the Valuation Office Agency's rental market data to give you an independent estimate of what the market rent should be for a property like yours.
This is a guide figure — not a legal determination. But it's a good starting point if you're assessing whether a proposed rent increase is fair.
How is the estimate calculated?
We use two official government datasets:
- EPC register — We look up your property by postcode and retrieve the property type, built form, and number of habitable rooms.
- VOA private rental market statistics — We look up the lower quartile, median, and upper quartile monthly rents for properties matching your type and bedroom count in your local authority area.
The estimate is based on the most recent annual VOA data release. Actual market rents can vary by street, condition, and time of year.
Can I use this at a rent tribunal?
VOA data is widely used as evidence in First-tier Tribunal hearings. The tribunal will consider a range of comparable rents — this tool gives you the official statistics as a baseline. You should also gather comparables from current listings in your area.
What if my property isn't found?
All rental properties in England are legally required to have an EPC (minimum E rating). If your property doesn't appear, it may be listed under a slightly different address format — try varying the postcode or contact us.
Frequently asked questions
- Is the estimate a tribunal decision?
- No. It is a guide figure based on official data. The First-tier Tribunal makes its own market rent determination after considering the property and the evidence submitted by both sides.
- Can I use official rental statistics as evidence?
- Yes, as background evidence. The tribunal usually gives more weight to specific comparable properties, but official rental statistics can help establish a baseline.
Sources
Official materials and primary sources used to review this tool.
- Private rental market summary statistics in England , Office for National Statistics
- Find an energy certificate , GOV.UK
- Housing Act 1988, Section 14 , legislation.gov.uk
Related guides
- What evidence does the tribunal use to set rent?
The First-tier Tribunal sets rent based on open-market comparables. Here's what evidence carries the most weight, how to find and document it, and the mistakes that weaken a case.
- How Much Can a Landlord Increase Rent in England?
There is no percentage cap on private rent increases in England. The real limit is open-market rent — and from May 2026, a tribunal route with a free submission and a £47 processing payment acts as the check. Here's how it works.
- Challenging a Rent Increase at Tribunal: How It Works
How the First-tier Tribunal determines rent in England — the process, what happens at a hearing, what evidence is used, and what to expect from application to decision.