Kingston Council Approves £6.75 Weekly Rent Rise for Tenants in 2026

Key Points

• Kingston Council tenants face a weekly rent rise of up to 4.8 per cent starting in April 2026, the maximum permitted under government guidelines.
• This increase raises average weekly rents from £140.70 to £147.45, equating to an additional £6.75 per week for 2026/27, alongside service charges.
• The council attributes the hike to funding needs for its Housing Revenue Account (HRA), a ringfenced budget for managing, maintaining, and developing housing stock.
• Key projects include the major redevelopment of the 832-home Cambridge Road Estate into 2,170 new homes, alongside developments on smaller sites and repairs to existing properties.
• The proposed HRA budget for schemes from 2026 to 2030 totals £105 million.

Kingston upon Thames (South London News) February 5, 2026 – Kingston Council has approved a rent increase of up to 4.8 per cent for its tenants effective April 2026, resulting in an average weekly rise of £6.75 from £140.70 to £147.45 for the 2026/27 financial year, on top of service charges. The decision aligns with the maximum allowed under government guidelines and aims to support essential housing investments. Council officials emphasise that the extra revenue is vital for the Housing Revenue Account (HRA), which funds maintenance and development of council housing stock.

What prompted Kingston Council’s rent increase decision?

The council stated it requires the additional income to finance ambitious plans under its HRA, described as a ringfenced budget dedicated exclusively to housing management, maintenance, and development.

This includes addressing longstanding repair needs and pursuing large-scale redevelopment projects across the borough. As reported in coverage of local housing matters, the HRA ensures that funds from rents and related charges remain separate from general council taxation, focusing solely on tenant-related housing services.

A primary driver is the redevelopment of the Cambridge Road Estate, currently comprising 832 homes, which the council plans to transform with 2,170 new homes.

This initiative forms part of broader efforts to modernise ageing stock and develop smaller sites borough-wide. The council’s proposed budget for HRA schemes from 2026 to 2030 stands at £105 million, underscoring the scale of investment required to meet housing demands.

How much will rents rise for Kingston tenants?

Tenants will see average weekly council rents increase by £6.75, taking the figure from £140.70 to £147.45 per week for 2026/27. This 4.8 per cent uplift represents the ceiling set by government guidelines, which councils must adhere to for social housing rents. Importantly, this rise applies in addition to any service charges, which cover maintenance and communal areas, potentially adding further costs for some households.

The council has framed this as a necessary measure to sustain housing quality amid rising operational pressures. No specific exemptions or mitigation schemes were detailed in initial announcements, though tenants are advised to contact the council for personalised assessments.

Coverage highlights that while the average masks variations, most tenants can expect proportional increases aligned with the 4.8 per cent cap.

Why is the Housing Revenue Account crucial here?

The HRA operates as a self-contained financial pot, ringfenced by statute to prevent cross-subsidisation with other council services. As per council statements, it channels rent income directly into housing priorities like repairs, improvements, and new builds.

This structure, established under UK housing legislation, ensures long-term sustainability but leaves councils reliant on rent uplifts during inflationary periods.

Kingston Council’s £105 million HRA budget projection for 2026-2030 reflects commitments to both immediate repairs and transformative projects. Without the rent increase, officials warn, these plans could falter, risking deterioration of stock and failure to meet housing targets. The approach mirrors practices across South London boroughs facing similar fiscal constraints.

What is the Cambridge Road Estate redevelopment?

At the heart of the investment is the Cambridge Road Estate, an 832-home complex slated for comprehensive overhaul with 2,170 new homes. This ambitious project promises modern, energy-efficient replacements while expanding capacity to address local housing shortages. The council views it as a flagship effort to rejuvenate South London communities, blending demolition of outdated structures with new constructions.

Planning documents outline phased delivery, incorporating resident input to minimise disruption. The scale—more than doubling the number of homes—positions it among the largest HRA-funded initiatives in the area. As noted in prior local reporting on the scheme, it also includes green spaces and improved amenities to enhance liveability.

Are there other housing projects funded by this increase?

Beyond Cambridge Road, the HRA will support developments on smaller sites borough-wide, targeting infill opportunities for additional affordable units. Repairs and improvements to existing homes form another pillar, tackling issues like damp, heating inefficiencies, and structural wear.

These interventions aim to extend the lifespan of current stock while awaiting larger redevelopments.

The £105 million allocation distributes across these fronts, with priorities set through annual budget consultations. Council planners emphasise value for money, citing competitive tendering for contracts. Tenants directly benefit through upgraded facilities, though short-term disruptions from works are anticipated.

How does this fit government rent guidelines?

The 4.8 per cent cap stems from central government formulas balancing inflation with affordability. Councils like Kingston must justify uplifts within this limit, submitting business cases to regulators. Non-compliance risks HRA penalties or borrowing restrictions, making adherence mandatory.

This year’s guideline reflects CPI-plus-one-per-cent mechanics, common in social rent settings. Kingston’s full utilisation signals pressing needs unmet by reserves. Comparative data from neighbouring boroughs shows similar approaches, with variations in averages due to stock profiles.

What have council officials said about the increase?

“The council said it needed the extra income for plans financed by its Housing Revenue Account (HRA),” as directly reported in the initial coverage. Officials have reiterated that without this revenue, core services like emergency repairs could suffer. No named quotes from individual councillors appear in primary sources, but collective statements underscore tenant-focused outcomes.

In broader context, Kingston’s leadership positions the hike as responsible stewardship amid national funding shortfalls. Public meetings are scheduled for budget scrutiny, inviting tenant feedback.

When does the rent rise take effect?

The increase activates in April 2026, aligning with the new financial year. Billing adjustments will reflect in rent statements from that month, with the full annual impact unfolding over 2026/27. Tenants receive advance notice per legal requirements, allowing budgeting time.

Service charge elements may vary by property, with details in individual tenancy agreements. The council pledges clear communications via letters, portals, and helplines.

What are the implications for South London tenants?

For Kingston’s roughly 10,000 council homes, the £6.75 weekly addition translates to over £350 annually per average household. Low-income tenants may qualify for benefits top-ups via Universal Credit or Housing Benefit. Critics might argue it strains budgets amid cost-of-living pressures, though the council counters with investment returns in better housing.

Regionally, South London councils face parallel dilemmas, with Kingston’s move potentially influencing peers. Long-term, successful HRA projects could stabilise or reduce future rises by cutting maintenance costs.

How does Kingston compare to other councils?

While specifics for 2026 vary, many South London authorities cap at 4.8 per cent, yielding similar percentage impacts. Averages differ: Kingston’s £140.70 baseline sits mid-range, per historical benchmarks. Neighbours like Richmond or Merton report comparable HRA strains, often citing redevelopment backlogs.

Government data portals track these annually, aiding transparency. Kingston’s £105 million commitment exceeds some peers, tied to its Cambridge Road scale.

What challenges does the council face in housing delivery?

Inflation in construction materials, labour shortages, and planning delays pose risks to timelines. HRA borrowing limits—set by self-financing settlements—constrain upfront funding, necessitating steady rent flows. Climate retrofit mandates add further pressures.

Resident relocation during redevelopments requires careful management to avoid homelessness spikes. Kingston commits to decent homes standards throughout.

What’s next for tenants and the budget process?

Budget finalisation involves cabinet approval, scrutiny committee review, and full council vote, typically by March. Tenants can engage via consultations or representatives. Post-April, monitoring ensures funds deliver promised upgrades.

The council anticipates publishing detailed breakdowns, including project milestones. Ongoing dialogue remains key to balancing affordability and ambition.