A free Foxtons rental valuation gives you an asking rent backed by real-time London market data, local expertise and over 40 years of lettings experience. Under the Renters' Rights Act, the rent you advertise is now the most you can legally charge, so getting the number right before your property hits the portals has never mattered more.
Renters' Rights Act: why rental pricing has changed
While the rental market has always rewarded good pricing, the Renters' Rights Act reshaped what a rental valuation needs to do.
Your advertised rent more important than ever. In a competitive rental market, demand used to do a lot of the pricing work. You could list slightly lower and let demand dictate the peak. Section 56 bans rental bidding, so that feedback loop is gone. Your listing must show the highest price you will accept, even if a tenant voluntarily offers more. A Foxtons rental valuation gives you the data-driven market analysis to get the pricing right from day one.
Tenants can now challenge your starting rent. If a tenant refers your rent to a tribunal, you'll need to show local comparable data that is specific, current and defensible. A figure based on gut instinct or a few select listings will not survive that level of scrutiny. A figure backed by cross-London analytics, market-leading experience and a clear audit trail of how it was reached will.
Rent increases are tightly controlled. The only legal route to a rent increase is the formal Section 13 process, capped at once every 12 months. If your starting rent is too low, correcting it is slow and limited. Getting it right at the outset avoids that problem entirely.
A rental valuation is the single most consequential decision you make before your property goes to market.
What happens at a rental valuation?
It all starts with a valuation. Collect up to 50,000 Avios when you let a new property with Foxtons.
Book a valuation dateAt Foxtons, the work begins right when you book. Our team carries out research on your property and the local market so your Valuer arrives fully briefed, with a clear picture of current pricing, recent lets in the area and the level of tenant demand.
On the day, your Valuer will assess the property's condition, layout and features, and recommend a pricing strategy. The whole process takes around 30 minutes. It is free, and there is no obligation to instruct us afterwards.
An experienced Valuer can spot opportunities an algorithm will miss, like how a strong season for corporate lets, a new headquarters one tube stop away and a strong home office setup can make your property stand out to a career-driven tenant.
If you are at the property, it is a good opportunity to ask questions about legal obligations, EPC requirements or the difference between a managed and unmanaged let. If you cannot be there, your Valuer will follow up with their recommendation remotely.
Why Foxtons
Foxtons is the
No.1
letting agent in London and the UK
Source: TwentyCI data, 2025 new lettings instructions at a brand level
Foxtons handles more lettings instructions than any other agent in London. That means our Valuers have seen more of the market than anyone: more properties, more pricing scenarios, more tenancy outcomes across more parts of the city.
That experience is backed by Foxtons own property database, tracking rental activity, demand patterns and tenant movement across London. Your Valuer can see which areas tenants are moving from, what price brackets are letting fastest, and whether demand for your type of property is rising or falling right now. It is the same data that powers our rental market reports, applied directly to your property.
Most agents limit their Negotiators to a local patch, so the only audience they have considered in your asking rent, and the only one they are showing your property to, are the tenants who walk through that office door. Our Negotiators show property across our entire network. So if you are letting in Clapham and we are seeing a surge in renters searching for the same setup in Brixton, we will talk with the ones that would best suit your let. Over 50,000 renters register with us per month. Because we can match you with more of them, we will find your next tenant faster.
"The advertised rent is now the most important number in the entire lettings process. Get it right and everything that follows is smoother. Get it wrong and you are either leaving money on the table for 12 months or facing a legal challenge from day one."
When should you book a rental valuation?
Before you let for the first time. If you have a property you are considering renting out, a valuation is the place to start. Your Valuer will tell you what it could earn, what you would need to do to get it tenancy-ready, and what your options are for property management.
When a tenancy is ending or up for renewal. The rental market moves. Under the new rules, rent increases can only happen via the formal Section 13 process, capped at once every 12 months, so having current comparable evidence to support any adjustment is essential.
If you are switching agents. A valuation is a no-pressure way to see what a different approach looks like. You can compare how Foxtons would market and manage your property against what your current agent has been doing. If you are between tenancies or approaching a Section 13 rent review, it is also an opportunity to reassess the price with fresh comparable data.
After a renovation or refurbishment. A new kitchen, a loft conversion, or even a fresh coat of paint can shift what your property is worth on the rental market. If you are preparing to re-let after the work is done, a valuation makes sure that added value is captured in the asking rent from the start. If you have a sitting tenant, the improvement may support a stronger position at your next Section 13 rent review.
Frequently asked questions
Is a rental valuation free?
Yes. A Foxtons rental valuation is completely free and there is no obligation to instruct us afterwards.
Do I need to be at the property?
It's not essential. If you can be there, it is a good opportunity to ask questions and discuss your goals for the tenancy. If not, your Valuer will assess the property and follow up with their recommendation afterwards.
How long does a rental valuation take?
Up to 30 minutes, depending on the size of the property.
What is the difference between an online valuation and an in-person rental valuation?
An online tool uses average data to estimate your rent. It is a useful ballpark, but it cannot factor in the specific condition of your property, recent improvements, local demand patterns, or how your property compares to what else is currently available. Given that your advertised rent is now a legal ceiling under the Renters' Rights Act, an estimate based on averages carries real risk. An in-person valuation from an experienced letting agent gives you a pricing strategy backed by current, defensible data.
Can I get a rental valuation if I already have a tenant?
Absolutely. Many landlords book a valuation when a tenancy renewal is approaching, to make sure the rent still reflects the market. It is also useful if you are considering switching between a short let and long let.
What happens after the valuation?
Your Valuer will confirm their recommended rental price and talk you through the next steps if you want to proceed. If you choose to let with Foxtons, we handle everything from professional photography and marketing to tenant referencing, contracts and, if you opt for it, ongoing property management. If you are not ready to proceed, there is no pressure.
What are the penalties for accepting rent above the advertised price?
Under the Renters' Rights Act, local authorities can issue civil penalties of up to £7,000 for a first offence. A repeat offence within five years can result in an additional fine, potentially reaching £21,000 for cumulative breaches. This applies even if the tenant offered to pay more without being asked.
Book your free rental valuation
Source: Foxtons is London's and the UK's number 1 lettings agent (Source: TwentyCi, 2025 new lettings instructions at a brand level). Every year, our lettings teams help thousands of landlords price, market and let homes across London. This article draws on the experience of Foxtons Managing Director of Lettings and the Valuers and Negotiators whose day-to-day work provides a unique view of rental pricing, tenant demand and market trends across the capital. If you have any questions on this article, email us to ask a Foxtons expert.
