Sharp Rise in Room Rents Across UK Cities

Research from flatshare platform SpareRoom reveals that room rents in the UK’s largest cities have risen sharply over the past five years, significantly affecting affordability for tenants. Belfast recorded the highest increase, with average room rents climbing 53.2% between the fourth quarter of 2020 and the same period in 2025. This rise has pushed the average monthly rent in Belfast to £589, up from £384 five years earlier, adding approximately £2,460 annually to tenants’ housing costs.

Affordability Pressures and Changing Tenant Demographics

Matt Hutchinson, a director at SpareRoom, highlights the growing affordability crisis for flatsharers in urban areas. He explains, “Flatsharing has long afforded people the opportunity to live in cities, but disproportionate rent increases in recent years have created a barrier to urban living for those at the sharp end of the housing crisis.” Hutchinson notes that affordability has been stretched to breaking point, influencing the composition and location of shared households.

He observes that flatsharers are increasingly older, as younger people are being priced out of the rental market altogether. Additionally, suburban housesharing is becoming more common as tenants are pushed further from city centres. Hutchinson emphasises that it is often the lowest-paid workers—such as those in essential roles, hospitality, and retail—who are most affected by these rent increases, despite their crucial role in maintaining city functions.

Ranking of Most Expensive Cities for Room Rents

Following Belfast, Newcastle has seen a 51.7% increase in room rents over five years, with average rents now at £605 per month. Cardiff ranks third with a 49.9% rise, reaching £666 monthly. Glasgow has experienced a 44.5% increase, bringing average room rents to £690.

Manchester recorded a 43.2% increase over five years; however, it saw a slight annual decrease of 3.7% between Q4 2024 and Q4 2025. London remains the most expensive city, with average room rents rising 36.6% to £985 per month since Q4 2020, up from £721.

National Averages and Regional Variations

Bradford remains the most affordable city among the 20 analysed, with average room rents at £472 per month, although rents there have increased by 31.6% over five years. Across the UK, excluding inner London, the average monthly room rent reached £670 in Q4 2025, up from £494 in Q4 2020. The overall UK average room rent now stands at £749 per month, compared with £580 five years ago.

What This Means for Landlords and Letting Agents

The significant increases in room rents across UK cities indicate rising demand and constrained supply in shared accommodation markets. Landlords and letting agents should be aware that affordability pressures may influence tenant turnover and the types of tenants seeking shared housing. The trend towards older flatsharers and suburban housesharing suggests shifts in tenant preferences and locations, which could affect property marketing and management strategies.

Understanding these dynamics can help landlords and agents better tailor their offerings to meet changing tenant needs, particularly among lower-paid workers who are most vulnerable to rent rises. Monitoring local rent trends remains essential for setting competitive rents while maintaining occupancy.

Suggested internal link anchors

• room rents
• tenant affordability
• shared households
• urban living challenges
• letting agents
• private rented sector
• rental demand
• housing crisis
• flatsharing trends
• rental market
• landlord strategies
• tenant turnover

TLA update

TLA is launching a new Trusted Partners Hub in Q1 2026, featuring verified and approved service providers selected to support landlords, tenants, and property management businesses. We are inviting legal, trades, insurance, financial, mortgage, tenant screening, and other service providers to register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/