Headline takeaways

• The average rent paid in our local area is now £1,165 –  a 6% increase from last year
• The average rent for a 3-bed property in the local area is £1,284 – up 8% from September last year.
• The number of properties coming to the market is 18% higher than September last year
• Applicant numbers are roughly the same as last year
• 31% more properties rented out in September in the local area
• Slight rise in 2 & 3 -bed homes entering the market
• Buy-to-let lending continues to grow
• We had yet another housing minister as Angela Rayner stepped down

Makeup of available properties

Spread of bedrooms in the area (information from ML data)

There has been no dramatic change to the split of bedrooms in the area that we cover. Our data shows two-bed homes dominate the local rental stock. However, as per last month’s figures noticing a gradual increase in 2 and 3 beds, which opens opportunities for owners in this segment to attract a broader demographic.

Data from the Nationwide shows that private rental homes are substantially larger, in terms of square footage, than social housing.

The owner-occupier sector has the highest average floor area at 112m2 . The average floor area in the private and social rented sectors is smaller at 76m2  (roughly a 3 bed home) and 65m2 respectively, due to greater concentration of flats.

Stock levels – What’s on the market?

Data from Rightmove for September shows a 18% increase in available properties throughout the local area we cover compared to September 2024 which continues the trend we have seen this year. This would put to bed that the mass exodus of landlords is not the case and more properties are coming back on to the rental market. As mentioned 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

Do yours:

• Have a blue sky
• Do they fill the slot or are you seeing wide black margins
• Is the first shot the most enticing
• Has the description been updated does it show amenities,
• How does it fit within 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 have indicated that there were 166 properties let in September a 31% increase year on year, but slightly down on August figures as the market starts to slow as less tenants move September through to December.

Negotiations on rental price are very few and far between, which for me is an indicator that there is not a great deal of choice when it comes to quality properties.

Resident demand – is it still high?

You can see from the graph below how the market changed in July 2024 when there was a marked change in the number of applicants looking for properties. As there was no ‘big event’ it could be put down to rents having just reached a peak and salaries had not caught up. September figures show us that we are on par with demand still outstripping supply.

We are still seeing an average of five applicants (that we talk to) for each property that is marketed. You might be surprised to know that on average only 25% of people are actually 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. Particularly with on the coming Renters Rights Bill, 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 £1,165 but also means if the boiler goes the landlord will pay for a new one! Data from the English Heritage Survey showed that private renters spent 34% of their income on rent. They have also reported that
the cost of rent is making it incredibly difficult to build a deposit. Younger renters face a mountain to climb paying the rent each month – and on average, private renters aged 16 to 24 spent half (50%) their income on rent.

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 presidents are always backed by evidence – not guesswork.

Average monthly rents for September 2025 across key postcodes

The biggest increases this month:

• 1 bed in CB23 up 7%
• 2 bed in CB24 up 11%
• 3 bed in PE28 up 11%
• 4 bed in CB24 up 8%

The average percentage rent increase in September is 6% with the average rental being £1,165. We review and average of 70 rents per month and have found that 93% go un-negotiated, this being down to proposing fair rents for good homes.

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’ Reform Bill – 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’re have been seeing 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

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