Amber's UK PBSA Pricing Intel Report (AY 2026-27)

The UK continues to be a top global education destination. 2025 proved to be a strong year for the PBSA market. In 2025, UCAS acceptances show a 6% rise in international students, from 60,160 to 63,770, while UK student numbers grew by 2.4%, from 437,310 to 447,760. Overseas demand remains a major focus for higher education providers.

September 2025 saw a 10.42% increase over September 2024 in sponsored study visa issuances, up by 7.61% in YTD September 2025 as compared to 2024.

The UK booking occupancy has been around 96-97% for the past 2 years. However, student housing occupancy for academic year 2025-26 (AY25-26) currently stands at 92%. Despite strong demand, shifting student behaviours, driven by economic uncertainty and post-study employment prospects, are reshaping the UK housing landscape.

Amber's UK PBSA Pricing Intel Report (AY26-27) reveals shifts in student demand, pricing intel, strategies, and occupancy trends across the top 10 cities in the UK. Covering Month-on-Month City-wise price changes, Keyword Search Volume Trends, City-wise Occupancy levels, Amber's UK PBSA Pricing Intel Report (AY26-27) suggests Pricing Intel Recommendations for UK PBSA Operators.

From increased supply to changing booking behaviours, the report decodes what’s shaping the PBSA landscape in the UK market this year. Download the report now!

Key Insights of Top 10 UK Cities:

• Pricing Insights: Deep dive into the latest pricing insights of London, Leeds, Liverpool, Nottingham, Birmingham, Sheffield, Manchester, Newcastle, Coventry, and Cardiff.
• Pricing trends by room types: Discover how pricing trends of Ensuites and Studios in Budget, Mid, and Premium categories have shifted from AY25-26.For analysis and detailed comparison, amber has defined the Studio & Ensuite room prices data in 3 room categories, namely, Budget, Mid, and Premium. These classifications are not official market standards, but are differentiated to understand the data better.
• Occupancy Data: Unlock latest data on occupancy, increase in supply, and shifts in keyword search volumes (proxy for demand) in major UK cities.
• Impact on Launch Prices: Dive into how launch prices have shifted in the last AY, and get strategic inputs for AY26-27.
• Amber's UK PBSA Pricing Intel Report (AY26-27) : Track latest pricing trends with amber’s data analysis, and get a comprehensive analysis of pricing and occupancy, and strategic ways to optimise launch prices for the upcoming AY. Download this exclusive report now.

#1 London

London remains one of the most dynamic and competitive student housing markets in the world. Its PBSA occupancy stands at 91% (as of the end of September 2025), reflecting a 6% drop from the 97% recorded last year.

In AY25-26, the London PBSA market saw a 2.52% increase in bed supply.

London PBSA Ensuites: Budget, Mid & Premium Tiers

• Budget Ensuites: A 3.53% YoY increase witnessed as compared to AY24-25.
• Mid-range Ensuites: A marginal YoY change of 0-0.2% seen as compared to AY24-25.
• Premium Ensuites: An increase of 0.55% YoY seen as compared to AY24-25.

London PBSA Studios: Budget, Mid & Premium Tiers

• Budget Studios: A 1.99% YoY increase observed as compared to AY24-25.
• Mid-range Studios: A marginal YoY increase of 0.21% seen as compared to AY24-25.
• Premium Studios: A decline of 1.08% YoY as compared to AY24-25.

London Keyword Search Volume: Google Search Trends

The following data highlights Google Search Volume Trends and interest in student accommodations in London, offering insights into student sentiments and decision-making factors.

London Monthly Occupancy: September 2025

The following data reveals the percentage change in occupancy in London from August 2025 to September 2025.

#2 Leeds

Leeds is an evolving, dynamic, and competitive student housing market, with emerging trends that are reshaping student accommodation dynamics. The occupancy for Leeds in September 2025 stands at 91.5%, an increase of 1.5% since last year concluding occupancy of 90%. This is also a result of added properties in Leeds even when demand increased.

In AY25-26, the Leeds PBSA market witnessed a 3.1% increase in bed supply.

Leeds PBSA Ensuites: Budget, Mid & Premium Tiers

• Budget Ensuites: A 0.73% YoY increase witnessed as compared to AY24-25.
• Mid-range Ensuites: A 0.58% YoY decrease seen as compared to AY24-25.
• Premium Ensuites: A decrease of 0.88% YoY witnessed as compared to AY24-25.

Leeds PBSA Studios: Budget, Mid & Premium Tiers

• Budget Studios: A 0.43% increase witnessed as compared to AY24-25.
• Mid-range Studios: A 1.44% increase seen as compared to AY24-25.
• Premium Studios: A decline of 4.83% witnessed as compared to AY24-25.

Leeds Keyword Search Volumes: Google Search Trends

The following data highlights Google Search Volume Trends and interest in student accommodations in Leeds, offering insights into student sentiments and decision-making factors.

Leeds Monthly Occupancy: September 2025

The following data reveals the percentage change in occupancy in Leeds from August 2025 to September 2025.

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 PBSA Pricing Intel Report (2025-26) deep dives into shifts in student demand, pricing strategies, and occupancy trends of the top 10 cities in the UK. For a detailed analysis, download this exclusive report now!