What’s really changed

The biggest shift isn’t rent levels, it’s risk exposure. Processes, paperwork, compliance, and proof now matter just as much as price. Small gaps that might have gone unnoticed during peak demand are now more likely to delay lets or reduce interest. January offers a rare opportunity to review calmly, before spring demand, contractor availability issues, and reactive decisions take over.

• The average rent paid in our local area is now £1,190 pcm – an 7% increase on the same period last year.
• The average rent for a 3-bed property in the local area is £1,294 – up 8 % from January 2025.
• The number of properties that were advertised in the local area for January is 16% higher than January 2025 (Rightmove).
• Applicant numbers (people looking for properties) decreased by 31% compared with January 2025.
• Due to this, the percentage of properties let out (as per Rightmove) reduced by 18% compared with January 2025.
• The highest reason for residents moving from a property is due to moving out of the area (29%) followed by relocating for work (18%).
• Affordability is improving for landlord investors, which could help to support an increase in rental supply.
• The average two-year buy-to-let mortgage rate for a landlord with a 25% deposit is 4.84%, compared with 5.51% last year.
• The latest snapshot of UK Finance data, which runs year to October, suggests encouraging signs for rental supply, and the most positive rate of landlord investment since 2022.
• Fleet Mortgages’ latest Rental Barometer, assessing data from the final quarter of 2025, shows average rental yields rose to 7.7% across England and Wales.

Makeup of available rental properties in the area

Our data shows two-bed homes dominate the local rental stock. However, as per last month’s figures noticing a gradual increase with 2 and 3 beds, which opens opportunities for owners in this segment to attract a broader demographic.

Stock levels – what’s available to rent?

Data from Rightmove for January shows a 16% increase in available properties throughout the local area we cover compared to January 2025 which continues the trend since 2024. We are still seeing landlords come back to the rental market as the properties they had hope to sell have stalled.

An interesting piece in the UK Property Advice Community which gives a reason for this happening stated:

• Only 50% of the homes that come on to the market sell.
• 53.5% of sellers successfully move.
• If a home has not sold within 12 weeks it only has a 14.5% chance of selling.
• If a home secures a sale agreed within the first 25 days because it is realistically priced. It has a 94% chance of reaching exchange and completion. Wait until 100 days to agree a sale that drops to 56%.
• Since 2001 UK homes have sold within roughly 0.9% to 1.3% of the final asking price – that’s not the original.

From 1st May we now know that landlords will not have the flexibility to bring a non-sold property back into the rental market. Since they will have to wait 12 months from notice before it can be rented out again. As mentioned, many times before, if you want your property to let it has to be priced correctly and make sure that your property sticks out from the crowd. Believe me first impressions count even for a rental property.

Does your property advert:

• Have a blue sky or a twilight shot ie has effort been put into the presentation
• Have images that fill the space, or are you seeing wide black margins
• Have updated description showing amenities
• Compare favourably with the competition – unless you have something special, bear in mind what void periods can do to your business.

As there is more choice on the market compared with last year it is critical that your property has standout marketing, accurate pricing, and quality presentation. This means that homes are taking longer to let and are more likely to be reduced in price as applicant choice increases.

Activity in the market

Based upon the area we service, Rightmove has indicated that there were 124 properties let in January 18% down on last year but again this really doesn’t indicate any pattern due to the time of year.

Negotiations are starting to be felt more but for only a small percentage of properties  such as 2 bed cluster homes since there has been a lot of competition in this area.

Resident demand – is it still high?

As we reported last year the market changed quite dramatically in July 2024 in that applicant numbers dropped quite significantly. January figures show us that we are on par with demand still outstripping supply.

One of the key drivers is likely net migration. With existing residents leaving, previously occupied homes have been freed up, contributing to the rise in rental availability across the market and alleviating some of the strain being felt in the rental market.

There are still a good average of applicants (that we talk to) for each property that is marketed. Again only 25% of people are really interested in looking for a property – seems like 75% are window shopping! Therefore, our job, for you, at this stage is to sort out the 25% as soon as possible so that we can reduce voids. We have already put into place more pre-qualification questions to ask applicants so although the filtering process is taking longer, we are able to be more selective on the applicants we take to view a property and therefore can spend more time with them in the first instance.

Why do people rent?

You only need to look at the alternative. The cost of getting a mortgage on an average house in the area is now £1,136 per month (at 4.6% on 25-year loan) against an average monthly rental cost of £1,190. However, you also need to consider the deposit, which at the present level of rents is hard to accumulate, and it means if the boiler goes the resident does not need to pay for it the landlord does.

Recent research by Zoopla suggests the traditional ideal of a “forever home”, defined by most homeowners as a property they would live in for 15-20 years or the rest of their lives, is losing its relevance for younger generations. The dream of an aspirational ‘forever home’ is over, giving way to a more realistic and flexible model.

Almost two thirds of young homeowners (18–34-year-olds) now feel this concept holds less importance than it did for their parents’ generation. This declining emphasis on permanence has seen almost half of this group anticipating moving home within the next five years, decisively rejecting the notion of settling in one house for life.

The top motivation, cited by 37% of 18–34-year-olds, is desire for a different location that better suits their life, such as being closer to family or moving between rural and urban areas.

Why do residents move on?

We are always keen to understand what the data shows (that’s why we keep a lot).

One area we began to look at in 2024 was the reason for residents to move on. It was to find out if this was due to the high cost of renting as the media would have you believe or the fact that landlords are selling up. Therefore, over the last two years we have been tracking the reasons. The data below comes from 275 notices that we have dealt with over the last 12 months . By far the highest reasons for the move are:

• Moving out of area 29%
• Relocation with work 18%
• Buying a property 18%

Rental trends – local breakdown (by area and beds)

We use real-time local data to give you an edge. This is why our rent reviews for your residents are always backed by evidence – not guesswork. Which is going to be of paramount importance with the implementation of the Renters Rights Act in May.

Average monthly rents for January across key postcode are:

The biggest increases this month:

• 1 bed in CB23 up 23%
• 2 bed in CB24 up 10%
• 3 bed in PE28 up 10%
• 4 bed in PE29 up 32%

The average percentage rent increase in January has been 7% with the average rental now at being £1,190. We are still finding that when a rent review is conducted fairly and at a market rate the vast majority (this month 95%) going through without any negotiation.

Private renting is changing – but that’s not always a bad thing

For some months now we have been saying that the market is rebalancing and against everything that is written in the media we have been showing you how the market is evolving – and for landlords who are ready to adapt, there are real opportunities.

Agreed some landlords are choosing to leave the sector, but this isn’t just a reaction to regulation or bad press. Many are doing so for very personal, practical reasons – retirement, changing family circumstances, or simply wanting to cash in on decades of growth. In many cases, it’s the natural next step. All this means is that the landlord profile is shifting. The market is becoming more professional, with fewer “accidental landlords” and more investors focused on doing it properly – and profitably.

Why are some landlords selling up?

There’s no denying the sector has become more complicated. Regulation is increasing – from EPC targets to the Renters’ Rights Act – and managing properties isn’t as straightforward as it once was. For landlords who entered the market in the ’90s or early 2000s, many are now retiring or passing properties to children who may not want to take them on. Some inherited portfolios are split between siblings, which often makes holding onto them more trouble than it’s worth. At the same time, buy-to-let economics have shifted. Mortgage rates have risen, and tax changes mean the returns just aren’t what they used to be, especially for smaller landlords with higher leverage.

That’s the rebalancing.

As some landlords exit, we have seen others step in. Professional landlords, property companies, and well-capitalised investors are still buying. And they’re doing it with a long-term mindset: focusing on quality homes, strong management, and sustainable returns. We have seen this in the portfolios we manage for landlords that do not want owning property to take away time from the day job.
 Demand for quality rental homes remains incredibly strong. Even before properties are fully refurbished, we have good residents who want to move into a larger property as the family grows and those that want less space.

What does this mean for landlords like you?

I feel the shift presents an opportunity. For landlords who are prepared to have their properties managed professionally whilst others stay ahead of regulation changes for them. The days of “set and forget” lettings might be behind us. But that doesn’t mean the private rental sector is no longer viable. Far from it. It simply means landlords need to be more strategic and better supported. We don’t believe the market is shrinking – we believe it’s maturing – and that’s a good thing for landlords who take their role seriously.

We’re here to help navigate the changes – whether you’re staying in for the long haul or reviewing your options. That is why we use all of the data we hold to share with you what is actually happening in our local area.

Why all the data?

Knowing where your property sits in the market means we can maximise your returns and time your decisions smartly.

Why work with the Maxine Lester team?

We are specialists – not salespeople – and have 20 years of dedicated lettings experience across Cambridgeshire. Our proactive, data-backed approach means:

• Fewer voids
• Stronger residents
• Better returns
• Ongoing compliance
• We don’t wait for problems – we anticipate them and act, so you don’t have to

Let’s talk strategy

If you haven’t reviewed your tenancy setup or compliance position in the past year, you can book a Tenancy Health check to identify any risks and make sure your property is positioned correctly for the months ahead.

The market is shifting – and there are real gains for owners who are proactive right now.

Book a free portfolio review or rental appraisal today with our expert team.
 Click here to schedule your call or call us on 01480 494939.

Or better still, join us on our free webinar on 15 April when we shall be going through this data in more detail but also giving more detail on the up and coming
Renters Rights Act. If you would like more detail on how to join, email info@maxinelester.co.uk