- E2, spanning Bethnal Green, Haggerston, Cambridge Heath, and parts of Shoreditch, has seen the highest five-year rent increase (+56%) in all of inner London.
- The average London room rent has risen 37% in the same period.
- N12, covering North Finchley and Woodside Park, has weathered the storm best of all: rents here have 'only' risen 22% in five years.
Londoners have endured the financial sting of room rents rising from £721 per month at the end of 2020 to break through £1K per month in late 20231. Today, they stand at £985 per month, a rise of 37% in the five years to Q4 2025, reveals flatshare site SpareRoom.
But some parts of the capital have fared better, and worse, than others. Eight postcodes in London have seen rent increases of more than 50% in five years, including two more affordable parts of the capital, SE27 (West Norwood) and SE2 (Abbey Wood).
London (+56%). In Q4 2020, rents in E2 (£706 per month) landed below the average rent for London at that time (£721 per month). Today, rents here are 12% higher than the London average (£985 per month) at £1,104 per month.
The table below shows the 10 London postcodes with the highest five-year rent change:
| London postcode | Area | Average room rent Q4 2025 | Average room rent Q4 2020 | 5-yr rent change |
|---|---|---|---|---|
| E2 | Bethnal Green | £1,104 | £706 | 56.3% |
| W8 | Holland Park | £1,442 | £933 | 54.4% |
| W1 | West End | £1,458 | £946 | 54.2% |
| NW1 | Regent's Park; St Pancras | £1,273 | £835 | 52.5% |
| SE27 | West Norwood | £932 | £616 | 51.2% |
| WC2 | Strand; Holborn | £1,488 | £988 | 50.6% |
| SE2 | Abbey Wood | £814 | £541 | 50.5% |
| W9 | Maida Vale; Paddington | £1,153 | £767 | 50.3% |
| N1 | Angel | £1,162 | £781 | 48.9% |
| E16 | Victoria Docks; North Woolwich | £1,034 | £700 | 47.8% |
| London (inner) | £985 | £721 | 36.6% | |
The table below shows the 10 London postcodes with the lowest five-year rent change:
| London postcode | Area | Average room rent Q4 2025 | Average room rent Q4 2020 | 5-yr rent change |
|---|---|---|---|---|
| N12 | North Finchley | £839 | £687 | 22.1% |
| SE24 | Herne Hill | £893 | £711 | 25.6% |
| N5 | Highbury | £1,020 | £809 | 26.1% |
| E4 | Chingford | £768 | £607 | 26.6% |
| N10 | Muswell Hill | £874 | £682 | 28.0% |
| E18 | South Woodford | £838 | £650 | 28.8% |
| SW14 | Mortlake | £897 | £692 | 29.6% |
| SW5 | Earl's Court; West Brompton | £1,257 | £968 | 29.8% |
| SW3 | Chelsea | £1,341 | £1,033 | 29.8% |
| SE5 | Camberwell | £904 | £691 | 30.8% |
| London (inner) | £985 | £721 | 36.6% | |
Matt Hutchinson, director of flatshare site SpareRoom, comments: “Room rents have risen disproportionately all over the capital, but demand for cheaper pockets like West Norwood - most likely spillover from flatsharers priced out of places like Clapham and Streatham - is pushing up rents there. And the Elizabeth Line has had a bearing on above-average rent rises in Abbey Wood.
“It's interesting that some hyper-central, expensive postcodes like the Strand and the West End have seen such steep increases when we usually see rents in cheaper areas rising fastest at times like this. It could be that people with higher incomes are being priced out of renting solo and are sharing more.
“The broader picture in London is that intense demand from mid-2021, after the pandemic, forced rents sky high. Eventually, demand returned to normal but rents haven't reverted. Some marginal falls in recent quarters, and from the record high in 2023 might sound positive, but only meaningful decreases would help people struggling with affordability. Today there are only a few London postcodes left with sub-£800 per month rents. It's why we're seeing more flatsharers exploring satellite and commuter towns around the capital. More and more people simply can't afford to rent in inner London, even in shared accommodation.”