Amber’s UK PBSA Launch Price Report (AY 2026-27)

Introduction

As UK PBSA operators release launch prices for AY 2026–27, early data offers a clear view of how the market is adjusting to demand shifts and new supply. Building on the trends and insights revealed in Amber's UK PBSA Pricing Intel Report (AY 2026-27), this report breaks down the latest launch prices and year-on-year shifts, and highlights where they align with the pricing levels previously recommended by amber for the top 10 UK cities.

Designed to analyse YoY shifts in launch prices for AY 2026-27, this report is an initiative to help the PBSA operators optimise their pricing based on the current demand and expanding supply. Backed by real-time market intelligence and data-driven analysis, the report brings together key insights to highlight how launch prices have changed since the last academic year. Download the report now!

Key Highlights of all 10 cities

• Launch Prices: Deep dive into the latest Launch Prices of London, Leeds, Liverpool, Nottingham, Birmingham, Sheffield, Manchester, Newcastle, Coventry, and Cardiff.
• Pricing trends by room types: Discover how launch prices of Ensuites and Studios (Budget, Mid, and Premium categories) have shifted from AY 2025-26. These 3 categories have been defined by amber for analysis and detailed comparison. They are not official market standards, but are differentiated to understand the data better.
• Comparison as per amber’s price suggestions: Track how actual launch prices compare with amber’s recommended pricing for property operators. Download this exclusive report now.

#1 London

London’s PBSA market continues to be highly competitive in the UK student housing landscape, shaped by growing international student demand with 91% occupancy in AY 2025-26, and a widening supply pipeline with ▲ +2.50% increase in total beds in 2025-26 as compared to 2024-25.

London Ensuites: Budget, Mid & Premium Tiers

• Budget Ensuites: ▲ +3.41% YoY increase in AY 2026-27 compared to Launch Prices for AY 2025-26.
• Mid-range Ensuites: ▼ -0.54% YoY decrease in AY 2026-27 compared to Launch Prices for AY 2025-26.
• Premium Ensuites: ▼ -1.12% YoY decrease in AY 2026-27 compared to Launch Prices for AY 2025-26.

London Studios: Budget, Mid & Premium Tiers

• Budget Studios: ▲ +2.23% YoY increase in AY 2026-27 compared to Launch Prices for AY 2025-26.
• Mid-range Studios: ▲ +0.21% YoY increase in AY 2026-27 compared to Launch Prices for AY 2025-26.
• Premium Studios: ▼ -0.94% YoY decrease in AY 2026-27 compared to Launch Prices for AY 2025-26.

London Key Insights:

AY 2026-27 pricing is closely aligned with amber’s recommended benchmarks across most segments (within 1-3%). The only notable deviation is for Premium Studio, priced ~2.17% above optimal, suggesting minor scope for downward correction if demand softens.

#2 Leeds

Leeds remains a steadily growing market in the UK PBSA landscape, with 91.50% occupancy in 2025-26, indicating steady demand, and an expanding supply with ▲ +3.10% increase in total beds in 2025-26 as compared to 2024-25.

Leeds Ensuites: Budget, Mid & Premium Tiers

• Budget Ensuites: ▲ +0.72% YoY increase in AY 2026-27 compared to Launch Prices for AY 2025-26.
• Mid-range Ensuites: ▲ +0.58% YoY increase in AY 2026-27 compared to Launch Prices for AY 2025-26.
• Premium Ensuites: ▲ +1.30% YoY increase in AY 2026-27 compared to Launch Prices for AY 2025-26.

Leeds Studios: Budget, Mid & Premium Tiers

• Budget Studios: ▼ -1.30% YoY decrease in AY 2026-27 compared to Launch Prices for AY 2025-26.
• Mid-range Studios: ▲ +1.42% YoY increase in AY 2026-27 compared to Launch Prices for AY 2025-26.
• Premium Studios: ▼ -2.62% YoY decrease in AY 2026-27 compared to Launch Prices for AY 2025-26.

Leeds Key insights:

AY 2026–27 launch prices remain closely aligned with amber’s recommendations, with only minor gaps; Premium Studio is still slightly overpriced, while other segments are near optimal levels.

Top 10 UK Cities Analysis Unlocked

Get the full analysis of top 10 UK cities, including:

1. London
2. Leeds
3. Liverpool
4. Nottingham
5. Birmingham
6. Sheffield
7. Manchester
8. Newcastle
9. Coventry
10. Cardiff

Amber’s UK PBSA Price Launch Report (AY 2026-27) deep dives into shifts in launch prices YoY and pricing trends of the top 10 cities in the UK. For a detailed analysis, download this exclusive report now!