Flexi‑Tenancies: How London’s 3–6 Month Lets Are Changing Rents

Short-term private lets of 3–6 months — what many estate agents and tenants now call “flexi‑tenancies” — have multiplied across London since the pandemic. Landlords selling flexibility, employers offering short secondments, and digital nomads wanting a city base have all fuelled demand. At the same time, landlords list fewer 12‑month tenancies, tightening supply and nudging rents in different directions across boroughs.

This article uses the Feb 2026 market picture reported across Rightmove, Zoopla, the Greater London Authority (GLA) and Shelter to explain where these short lets are increasing, how they influence local rents and supply, what legal protections renters retain (and lose), and practical tactics to secure a safe, flexible short let without paying over the odds. Where I give illustrative numbers, they are examples of how to calculate costs and negotiate — always check the latest listings and the Feb 2026 datasets for exact figures in your borough.

What is a flexi‑tenancy?

A flexi‑tenancy is an umbrella term for lettings that run for short fixed terms — typically 3, 4, 5 or 6 months — instead of the more traditional 12‑month AST (assured shorthold tenancy). There are two common legal structures you'll encounter:

• Assured shorthold tenancy (AST) for a short fixed term: this is still a tenancy and carries many tenant protections (deposit protection, right to repairs, statutory notice requirements for eviction). A short AST can include a break clause or simply end at the fixed date.
• Licence or “holiday‑style” agreement: more common in co‑living schemes, serviced flats and some ad‑hoc landlord arrangements. Licences typically offer fewer legal protections and can be easier for a landlord to terminate.

The key differences for renters are rights around security of tenure, deposit protection, eviction process and how responsibilities for repairs and services are allocated. We'll cover those protections in detail below.

Feb 2026 market snapshot: what the data shows (how to read it)

Reports from Rightmove, Zoopla, the GLA and Shelter in Feb 2026 all flagged a continued rise in 3–6 month listings. Rather than quoting a single national number (which varies by borough and property type), focus on three metrics you can use when you read the Feb 2026 datasets:

1. Share of new listings offering 3–6 month terms: this is the most direct indicator of landlord supply shifting from 12 months to short lets.
2. Average advertised rent for 3–6 month lets vs 12‑month ASTs: shows the flexibility premium (or discount) in each area.
3. Vacancy duration and churn: shorter lets often increase advertised turnover, affecting perceived availability.

Across inner London boroughs the datasets show a noticeable uptick in short-term offers; outer borough growth is more mixed and heavily dependent on local demand drivers (universities, business hubs, transport links).

Note: if you want a quick, repeatable check on Rightmove/Zoopla data for your area, filter listings by “short term” where available, export counts by date, and compare the proportion of 3–6 month terms month‑on‑month. The GLA’s housing dashboards may also allow borough-level comparisons for supply and tenure type.

Where short‑term private lets are increasing (borough hotspots)

From the Feb 2026 data snapshots, short lets are clustered in boroughs with these characteristics: international business centres, high tourism and hospitality demand, strong rental yields (incentivising corporate lets), and large student populations. Expect increases in the following types of boroughs:

• Central/Mid‑inner London: Westminster, Camden, Kensington & Chelsea — high tourism, corporate short placements, serviced apartments.
• Docklands and Canary Wharf belt: Tower Hamlets, Newham — corporate secondments and contract workers require 3–6 month housing.
• Southbank and south-of-the-river clusters: Southwark, Lambeth — amenity-rich areas attractive to short‑term workers.
• East/creative hubs: Hackney and Islington — flexible living and co‑living providers are active here.
• University‑adjacent boroughs: Camden and parts of Southwark and Ealing see student-related short lets around term transitions.

If you’re house-hunting, compare Feb 2026 short‑let shares across boroughs using Rightmove’s/Zoopla’s filters. For students or people on fixed work contracts, boroughs above frequently show the widest choice of fully furnished short lets.

(If you’re deciding where to move, see our related piece on desirable areas for young professionals: Top 10 Areas for Young Professionals in London 2025.)

How flexi‑tenancies affect local rents and supply

Short answer: flexi‑tenancies can push advertised rents up in the short run (a flexibility premium) while appearing to increase supply on portals — but they reduce the number of long‑term units available to standard tenants, tightening the effective permanent supply and exerting upward pressure on 12‑month rents.

Mechanics to understand:

• Flexibility premium: landlords and agencies typically price short lets higher per calendar month to compensate for turnover, extra cleaning, furnished packages and booking risk. Advertised monthly rent for a 3–6 month furnished let in many central locations can be 5–25% higher than a comparable 12‑month unfurnished AST. The premium size depends on demand, furnishings, and included services.

• Turnover and vacancy dynamics: more frequent move‑ins/outs mean more days the property is off-market for staging/cleaning, and higher agency management costs. Those costs are passed on through the flexibility premium.

• Supply illusion: portals can show a larger number of active listings because the same physical unit appears repeatedly across the year as multiple short lets. That can mask a net reduction in stock for long-term tenants.

• Local segmentation: where flexi‑lets cluster (e.g., boroughs with lots of serviced flats), long‑term renters may be priced out of particular neighbourhood pockets, pushing demand (and rents) to neighbouring streets.

Practical example (illustrative):

• A 1‑bed in Zone 1 advertised as a 12‑month unfurnished AST: £2,200 pcm.
• Same 1‑bed as a 3‑month furnished flexi‑let: advertised at £2,640 pcm (20% premium). If you factor in utilities and cleaning included, the effective cost gap narrows for those who value convenience, but the annualised outlay is higher.

This dynamic can also affect deposit and service charge structures; see the next section for comparisons.

Comparing costs and service charges: 3–6 months vs 12 months

When comparing a short let with a standard 12‑month tenancy, look beyond the headline rent. These elements materially affect total cost:

• Furnishing and inventory: short lets are nearly always furnished. You’re paying for furniture, white goods and replacement risk rolled into rent.
• Utilities and broadband: many short lets are “bills included” which simplifies budgeting but is priced into the rent. Check whether there’s a cap for usage.
• Cleaning, welcome packs and concierge: serviced apartments often add daily/weekly cleaning, linen changes and concierge — good for convenience but costly.
• Agency management or booking platform fees: platforms that market short lets may charge the landlord higher commission, passed into rent; the Tenant Fees Act still limits what tenants can be charged directly, but landlords price their net returns accordingly.
• Service charges (for flats): in buildings with communal services you may still face service charges even on short lets. Check whether service charges are pro‑rata and whether the landlord will charge a one‑off admin fee.

Illustrative cost comparison (3‑month vs 12‑month):

• 3‑month flexi‑let: £2,640 pcm advertised, utilities included, cleaning weekly. Effective monthly cost (including cleaning): £2,640.
• 12‑month AST: £2,200 pcm advertised, utilities separate (approx. £150 pcm), one professional clean every 3 months (£30 pcm). Effective monthly cost: £2,380.

Over a 12‑month span, if you chained together four 3‑month flexi‑lets at the same rate you’d pay £31,680 vs £26,400 for a 12‑month AST — a significant gap. Some landlords may offer “rolling” or discounted rates for tenants staying longer than one short term; always negotiate for a better rate if you plan to stay.

Legal protections and what to check for short lets

Legal protection depends on whether you have an AST or a licence. Key rights and protections to verify:

• Deposit protection: Tenants’ deposits must be protected in a government‑authorised scheme (DPS, TDS or MyDeposits) for ASTs. Licences may sometimes fall outside these protections — insist on clarity and written proof of deposit handling.
• Right to repairs and safety certificates: landlords must provide an up-to-date gas safety certificate (if there’s gas), a valid EPC, and ensure the property is free from hazards under the Housing Health and Safety Rating System (HHSRS), regardless of term length.
• Eviction process: AST tenants have statutory protections; landlords must follow the legal route and valid grounds. Licence holders may have fewer protections and can be asked to leave with short notice — check written termination terms.
• Written agreement: always request a contract (tenancy agreement or licence) that states start/end dates, notice periods, break clauses and included services. Oral promises are weak protection.
• Tenant Fees Act and other limits: most letting fees are banned; landlords can request a holding deposit and security deposit (within statutory limits), but cannot legally demand banned payments. Shelter and local councils provide guidance if you’re charged unlawful fees.

Shelter’s advice lines and the GLA’s resources are useful if you have specific disputes about rights or suspect a licence is being misused to sidestep protections.

For practical pointers on data privacy and how checks are run when renting (ID, credit, referencing), see our guide: Privacy & AI Checks When Renting in London: A Renter's Guide.

Negotiation tactics: how to secure a secure short let without overpaying

1. Ask for a price‑break for a longer stay: many agents will give a better rate if you commit to 5–6 months rather than 3. A 3‑month booking is the most valuable to landlords, so pushing to 4–6 months often reduces the premium.
2. Offer a small upfront incentive: a guarantee of on‑time payments, a higher (but refundable) holding deposit or an agreed‑upon inventory can be attractive — but never pay more than the legal limits for deposits.
3. Negotiate included services: ask to exclude cleaning or linen services and get a lower headline rent. If utilities are included, negotiate a consumption cap.
4. Request an AST, not a licence: where possible, insist on a short fixed‑term AST. It offers clearer legal protections and deposit protection. If a landlord insists on a licence, get legal advice and a written explanation of rights.
5. Ask for a break clause that benefits both parties: a 1‑month notice either way after an initial 6‑week period can give you flexibility without killing the landlord’s ability to re‑let quickly.
6. Use comparables: find 12‑month AST comparables in the area (Rightmove/Zoopla) and show examples when asking for a discount. Agents respond better to data‑driven negotiation.
7. Get everything in writing: from what’s included to the ending condition of the property. An inventory with photos signed by both parties prevents deposit disputes.

A practical renter’s checklist for signing a 3–6 month let

Before you sign or hand over funds, tick off this checklist:

• Contract type: AST or licence? If licence, why and what protections differ?
• Deposit protection: which scheme, how much, and when will evidence be provided?
• Rent inclusions: are bills, broadband, TV licence, council tax included? If council tax included, confirm the band and who is liable for discounts/exemptions.
• Utilities cap: if bills included, is there a usage cap? What happens if it’s exceeded?
• Inventory and condition report: ask for a signed inventory with photos and condition notes.
• Safety certificates: ask for the latest gas safety certificate, EPC and any PAT testing for appliances.
• Notice and break clauses: what notice must you give and how much is required from the landlord?
• Cleaning and linen policy: who is responsible, and what charges apply for additional services?
• Service charge and admin fees: for flats, ask whether service charges apply pro‑rata and request a breakdown.
• Insurance and liabilities: check whether the landlord’s buildings insurance covers personal items (usually not) — consider contents insurance.
• Access and building rules: is there a concierge, guest rules, or restrictions on sub‑letting/working from home?

If anything is unclear, ask an adviser at Shelter or a local citizen’s advice bureau before you sign.

Example negotiation script (short and effective)

“Thanks for the offer. I’m interested in a 5‑month fixed tenancy and can move in on [date]. I’d prefer a short AST rather than a licence for deposit protection. If you can reduce the monthly rent to £X (or remove the weekly cleaning service and reduce rent accordingly) and confirm utilities are capped at £Y per month, I’ll sign and pay the deposit today.”

This script shows clarity, a willingness to commit, and specific asks that are easy for an agent to respond to.

If your situation involves a company letting for you (corporate let) note that corporate lets often charge higher gross rents but might accept guarantees of payment from employers.

When flexi‑tenancies make sense — and when they don't

Good reasons to take a 3–6 month flexi‑tenancy:

• Short work secondment or project in London.
• You’re testing a neighbourhood before committing to a long let.
• You value convenience: furnished, bills-included and managed services.
• Short transitional periods (between homes) or returning students.

When to think twice:

• Long‑term budget constraints: if you can commit to a 12‑month term, you’ll usually pay less per month.
• Security and stability needs: if you want a predictable home and rights around eviction and repairs, a short AST or 12‑month AST is preferable to a licence.

For renters looking to reduce ongoing costs across longer stays, also read our guide on energy improvements and how they affect rental costs: How Renters Can Use Energy Retrofit Rules to Cut London Rent.

Final takeaways

Feb 2026 market data from Rightmove, Zoopla, the GLA and Shelter highlights a sustained increase in 3–6 month flexi‑tenancies in London — particularly in boroughs with corporate hubs, tourism and student demand. These short lets offer convenience and flexibility but often carry a monthly premium, different service‑charge profiles and, sometimes, weaker legal protections if structured as licences.

If you’re renting a short term in London: insist on a written agreement, prefer a short AST where possible, check deposit protection, negotiate price or services, and use local comparables to avoid paying an unnecessary flexibility premium. With the right checks and negotiation, you can lock in flexibility while keeping legal protections and keeping costs under control.

If you’d like, I can turn the above checks into a printable 1‑page checklist PDF, or help you draft an email to an agent to request a short AST and negotiate the rent — tell me the borough and some listing details and I’ll tailor it for you.