Getting the ideal rental price right is a fine line for both landlords and tenants to walk. As a student housing expert, we at StudentTenant.com support landlords through this process daily, ensuring they achieve maximum income with high occupancy. This detailed guide provides 11 key considerations you should take into account when determining rental prices for student housing within the UK.
1. Monitor Student Enrolment Trends
Studying the trends of a student population is vital. As per HESA, there are 2,904,425 higher education enrolments for the years 2023/24, registering a slight shrinkage of 1% in comparison to 2022/23. On the other hand, international student numbers are at an all-time high: it is 732,285 for the year 2023/24, comprising 23% of all higher education students. It is wise to keep track of total enrolments as well as the foreign student ratio. Any area with a healthy intake of international students will invariably allow higher rent prices, since there is demand for furnished accommodation, ready to move into.
2. Assess Population & Migration Growth
Net international migration reached an all-time high of 906,000 in the year ending June 2023, and remained elevated at around 431,000 in 2024. Mid-2023 population estimates for England and Wales increased by 622,000, primarily driven by migration. These figures imply sustained demand for rental housing across the UK. We factor regional migration trends into pricing strategies to identify growth hotspots for student rentals.
3. Prioritise Location & Transit Connectivity
Location remains a key rental determinant. Properties within walking distance of campus can command £20–40 per week more. Easy access to transport options such as buses, trains, and cycling routes further enhances appeal. Nearby amenities like shops, libraries, cafés, and student hubs add value. We map student living patterns and transit routes to help landlords set justified rental premiums that reflect true neighbourhood advantages.
4. Conduct a Rigorous Market Comparison
Before setting rent, carry out a thorough comparative analysis. Study properties similar in size, furnishing level, and amenities. Key comparison points include:
Furnishing standard: bed, desk, wardrobe, ensuite
Utilities inclusion: Wi-Fi, gas, electricity, water
Lease terms: contract length, start date
A weekly difference of just £10 above or below local averages influences booking speed significantly.
5. Enhance Quality Furnishings & Amenities
Contemporary students do not demand just a plain room. Top-speed Internet, special study areas and constant heating are required. Long-lasting equipment as a washing machine, microwave and fridge, raises the value of the property perceived. Soundproofing and good insulation also count. Our recommendation as landlords is that they must invest in good fixtures that portray comfort and convenience that will enable them to charge higher rents and also retain long-term occupancy.
6. Offer Inclusive Bills
Bills-inclusive rent is increasingly popular for its simplicity. Bundling gas, electricity, water, Wi-Fi, and contents insurance into a single payment eliminates tenant anxiety over variable costs. Transparent pricing enables landlords to command a premium of up to 15% over non-inclusive rents. We recommend detailing which utilities are covered and providing average usage estimates to maintain trust and avoid disputes.
7. Align Pricing with Academic and Leasing Cycles
In student lettings, timing is important. Its highest search period for September move-in occurs between January and March. Early-bird pricing, which provides a slight discount to the tenant once they sign up before February, will allow tapping the high-quality applicants earlier rather than later. Also, factor in 51-52 week contracts to address international and postgraduate students who will be staying on campus beyond term. If the launching of rentals coordinates with the university schedules, the occupancy levels will be maximised and vacant periods will be minimised.
8. Factor in Operational Costs & Compliance
Accurate pricing must account for operational expenses, including:
Property management fees
Routine repairs and emergency maintenance
Professional cleaning between tenancies
Insurance, licensing, and safety certifications
Vacancy periods and compliance requirements, such as HMO licensing and deposit protection schemes, also influence net revenue. We provide landlords with detailed cost-modelling tools that project profit margins under different pricing scenarios, ensuring rental income remains sustainable after overheads.
9. Leverage Tenant Feedback & Reputation
Guest satisfaction directly affects price viability. Collecting post-tenancy feedback uncovers issues like slow Wi-Fi, heating glitches, or noise disturbances that impact perceived value. We analyse reviews and recommend targeted improvements that support rent increases and reduce future complaints. Positive testimonials and high ratings also enhance your listing’s appeal, allowing you to maintain competitive pricing.
10. Utilise Regional & Demographic Insights
According to ONS data, population growth in England and Wales, by the middle of 2023, has become the strongest in 75 years, being rooted in migration. The age between 15 and 19 increased by 2.9%, which means greater demand for student accommodation. Those emerging markets are identified based on demographic and regional indicators of growth. Finding new campus extensions in the cities or student support programs will help landlords increase the rental rates in advance and take advantage of the increasing demand.
11. Incorporate Value-Adding Extras
Small perks can justify higher rental prices. Consider offering:
Secure bike or pantry storage
Group or referral discounts
Free professional cleaning services
Access to study materials or subscription services
These enhancements cater to student priorities and differentiate your property in a crowded market. By positioning your listing as a premium offering, we help you achieve higher rental yields without extending void periods.
Frequently Asked Questions (FAQ)
Q1. Can I raise rent during a tenancy?
Rent increases are only permissible at renewal, as specified in the initial lease. Proper written notice must be given in line with current legislation.
Q2. Should utilities be included in the rent?
Bills-inclusive pricing simplifies budgeting for students and appeals strongly to overseas tenants. It typically allows landlords to charge up to 15% more.
Q3. Is it worth offering longer leases at a discount?
Yes. Offering a small discount for 51–52 week agreements reduces vacancy risk and aligns with postgraduate and international student needs.
Q4. How often should I review my rental pricing?
Conduct an annual review before the January–March listing season. Use current market data and regional trends to remain competitive.
Q5. Will professional guidance improve my pricing decisions?
Absolutely. We offer data-driven rental appraisals and expert advice tailored to your property and local market conditions.
Why Partner with Student Tenant?
We specialise exclusively in UK student rentals, delivering market-leading insights and dedicated support. Our services include:
Data-driven rental valuations
Strategic listing optimisation
Tenant matching and support
Partnering with us ensures your property is priced optimally, presented attractively, and achieves consistent high occupancy. When you choose Student Tenant, you gain a reliable ally committed to maximising your rental returns.
Call to Action
If you're looking to maximise your rental approach, then get your property listed with StudentTenant.com or call for a free rental appraisal. We can assist you in bringing in better tenants, reducing costly voids and enhancing your rental yield. We do everything from pricing advice to tenant matching for landlords that want to make the most of the student market.” Whether you're renting a room or a whole property, our network makes the entire process faster, easier and more straightforward. Get in touch with StudentTenant.com today and unlock your property's full earning potential.