Guaranteed rent in Barnes, SW13.
British Housing is the UK's guaranteed rent supplier. If you let a property in Barnes, Richmond upon Thames, our guaranteed rent scheme takes the letting, management, and void risk off your plate. The area is popular for the Wetland Centre, village pond, and riverside walks, and we've been placing tenants locally for years. Barnes covers the SW13 postcode district of the London Borough of Richmond upon Thames, and it is a part of the borough where lettings move quickly enough that a void costs weeks rather than months.
No. of live listings
112 in SW13
Median 2 bed
£2,100
Time to let
37 days
Status
Accepting properties
What we cover across Barnes, SW13.
Working across Barnes and the wider Richmond upon Thames area. Whatever the mix, the rent is the rent.
Postcode districts
Nearby neighbourhoods
What Barnes rents for
| Size | Median rent | New build | Rest of the market | New in 30 days | LHA cap |
|---|---|---|---|---|---|
| Studio | £1,375 | n/a | n/a | 25 | n/a |
| 1 bed | £1,450 | £2,550 (46 live) | £1,700 (281 live) | 98 | £1,202 |
| 2 bed | £2,100 | £3,550 (57 live) | £2,425 (348 live) | 135 | £1,493 |
| 3 bed | £2,675 | £5,995 (27 live) | £3,000 (171 live) | 64 | £1,804 |
| 4 bed | £3,750 | £6,500 (27 live) | £4,500 (93 live) | 40 | £2,443 |
| 5 bed | £6,022 | n/a | n/a | 16 | n/a |
Elsewhere in the borough, median two bed
Source: the British Housing rental index, September 2026. Median advertised rent across everything we track on the market here, whether through an agent or direct from the landlord. n/a means too few of that size to publish. New build counts the schemes let in bulk by a single operator, and the flats priced with them. It is a separate market from the rest of the street, and averaging the two together flatters neither. LHA is the Local Housing Allowance, the ceiling on housing benefit, averaged across the 3 allowance areas Barnes covers, May 2026.
The state of the Barnes lettings market.
Of 1,338 Barnes properties tracked, 422 were still advertised after three months. That is 32% of the stock sitting, against 6% across London.
A home in Barnes takes a median of 37 days to let, against 30 across London. On a £2,100 two bed that is roughly £2,600 of empty months between tenancies.
44% of what lets in Barnes is a house, the rest flats.
5.8% of adverts in Barnes reduced their asking rent before letting, by 7.3% on average.
378 homes came to the market in Barnes in the last 30 days, 36% of them 2 beds.
Source: the British Housing rental index. We track every live lettings advert across Barnes and compare it with the median of 207 London postcode districts, updated weekly. Housing benefit ceilings are the published Local Housing Allowance rates.
What Barnes landlords get from us.
The same guarantees we offer every landlord, applied to the specifics of Barnes.
Guaranteed Monthly Rent
Paid every month, even during void periods, and the rent we quote is the rent you receive. No fees, no costs, no VAT, no surprises.
Up to 30% Above Market Rates
Our government-backed contracts enable us to offer rents significantly above open-market levels.
Full Property Management
Tenant placement, ongoing maintenance, and 4 inspections per year, all included.
Long-Term Security
Leases of up to 5 years, 85% of them contracted within 72 hours, and a clearer contract-based route to possession under the Renters' Rights Bill.
What does a void actually cost in Barnes?
What most Barnes landlords want, and rarely get, is a rental property that behaves like a proper investment: fixed income, no surprises. That's the outcome guaranteed rent is designed to deliver.
Our model only works because of the volume of council and central-government housing contracts we hold, currently 130+, which gives us a steady pipeline of placements and the ability to pay rent regardless of occupancy.
Barnes attracts tenants drawn to the Wetland Centre, village pond, and riverside walks, which helps keep placement times short. Our team handles the vetting, check-in, and ongoing management, you just receive the rent.
British Housing also operates throughout Richmond upon Thames, covering the neighbourhoods of Richmond Town, Twickenham, Teddington, Hampton, East Sheen, and Kew.
Licensing a rental property in Barnes, Richmond upon Thames.
Most rental properties in London fall under one or more licensing schemes administered by the local council. In Barnes, Richmond upon Thames this is London Borough of Richmond upon Thames, which, in common with other London boroughs, may run a combination of property licensing schemes, including selective licensing covering specific streets or wards as well as wider schemes that can apply to shared and rented homes more generally.
Scheme boundaries, fees, and application requirements change over time, and not every property in Barnes, Richmond upon Thames needs the same licence. Before you let, it is worth confirming the current position directly with London Borough of Richmond upon Thames. Unlicensed lettings risk civil penalties and rent repayment orders.
When landlords work with British Housing, we handle the licensing step as part of onboarding. We check the address against the current schemes operated by London Borough of Richmond upon Thames, apply on your behalf where needed, and make sure the property is compliant before a tenant moves in.
From first call to first payment in Barnes.
Most Barnes properties are on the books within 72 hours of valuation.
- 01
Get Your Free Valuation
Enter your postcode and property details. We'll provide a guaranteed rent figure within 24 hours.
- 02
Inspect & Agree Terms
We inspect your property, confirm the valuation, and agree the lease terms that work for you.
- 03
Sign & Start Earning
Sign the agreement and receive your guaranteed rent from day one. We handle everything else.
Or speak with an advisor about your Barnes property.
Questions Barnes landlords ask.
- How long does it take to let a property in Barnes?
- A home in Barnes takes a median of 37 days to let, against 30 days across London. That is measured from the date the advert went up to the date it came down, across 1,338 tracked properties.
- What is the average rent in Barnes?
- The median advertised rent in Barnes is £2,100 a month for a two bed. Across sizes: studio £1,375, 1 bed £1,450, 2 bed £2,100, 3 bed £2,675, 4 bed £3,750, 5 bed £6,022. These are asking rents from live adverts, both agent and direct from landlord.
- What is the Local Housing Allowance rate in Barnes?
- Barnes sits in the London broad rental market area, one of 3 it spans. The monthly ceilings are 1 bed £1,202, 2 bed £1,493, 3 bed £1,804, 4 bed £2,443, as of May 2026.
- Does housing benefit cover market rent in Barnes?
- Not in full. The housing benefit ceiling for a two bed in Barnes is £1,493 against a median asking rent of £2,100, a gap of 29%. The London norm is 30%.
- Is it hard to find tenants in Barnes?
- 422 of 1,338 tracked Barnes properties were still advertised after three months, and 5.8% of adverts cut their asking rent before letting.
Other areas near Barnes.
Browse neighbouring postcodes, boroughs, and neighbourhoods where we also operate.
Request a Guaranteed Rent Figure for Barnes.
Enter your postcode for a free, no-obligation guaranteed rent figure for your Barnes property.