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One missing detail: are those advertised townhouses genuinely comparable in furnishing, condition, location and included charges? Asking rent is not necessarily agreed rent. I would also look at this tenant’s maintenance history—whether issues are reported promptly matters alongside payment...

With a reliable tenant, I would not chase the entire gap. First calculate the extra income from an increase against one rental period of vacancy plus cleaning, repairs and reletting costs. A smaller adjustment that the tenant accepts can outperform the higher asking figure if changing tenants...