Retail rents continued to fall last year as landlords struggled to keep their properties occupied.
Rents fell or remained static in 350 out of 418 town centres in the year to June, according to property agent Colliers International.
Colliers head of valuation Russell Francis said although town centre rents actually grew 0.9% last year, the figure was distorted by the outperformance of London.
Rents in Greater London jumped by an average of 6.7% according to the property firm, rising to 9% in central London.
Out of the 68 locations which recorded a rental increase, 40 were in London.
Neath in South Wales was the worst performing retail location after rents fell by over 30% over the year.
The amount of vacant space edged up from 9.7% to 10.4%.