Amber’s Market Snaps: UK PBSA Sector Intel (Dec ‘25 Update)

Key Highlights

• UK PBSA Launch Prices released for AY 2026-27 for top 10 UK cities by amber Radar.
• Visa clearances for main applicants as of November 2025 decreased -13.74% YoY.
• Main applicants for UK-sponsored study visas from January-November 2025 rose +6.52% to 397,000, compared to 372,700 for Jan-Nov ‘24.
• Dependent visa clearances dropped -15.38% in November 2025, compared to the same time last year.
• For UCAS 15th October deadline, applications from international students surged by +12.57% for 2026, while those from domestic students rose +5.51%, compared to applications for 2025.
• What’s more? Unlock data-backed trends for gender, domicile, age group, and source country for UCAS 15th October deadline applications.

UK PBSA Market Overview of AY 2025-26

The UK PBSA landscape continues to be shaped by strong demand in 2025, with newly released launch prices for AY 2026-27, signalling the need for strategic growth.

November proved to be a crucial milestone for the UK student housing market, with operators unveiling their launch prices for AY 2026-27 and marking the onset of strategic planning for the upcoming cycle. The launch prices are closely aligned with amber’s recommendations in Amber's UK PBSA Pricing Intel Report (AY 2026-27).

Unpacking insights through 2025, this analysis by amber dives into the latest data up to November for top 10 UK cities.

Launch Prices AY 2026-27 vs AY 2025-26 for Top 10 UK Cities

In November 2025, most PBSA operators announced their launch prices for AY 2026-27.

Amber’s UK PBSA Launch Price Report (AY 2026-27) is an initiative by amber Radar to analyze shifts in launch prices for AY 2026-27 in comparison with AY 2025-26 across Ensuite & Studio categories for the Top 10 cities in the UK PBSA sector.

amber Radar is the umbrella brand for amber’s internal data analysis on student housing market, based on 95% of UK PBSA’s market coverage. It represents the central source of student housing intelligence, covering topics such as occupancy trends, pricing insights, room-type preferences, visa data demand trends, and overall market performance.

For a full analysis of the top 10 UK cities, also including Sheffield, Manchester, Newcastle, Coventry, and Cardiff, download Amber’s UK PBSA Launch Price Report (AY 2026-27) NOW.

UK Sponsored Study Visa Clearances Data (as of Nov ‘25)

As of November 2025, UK-sponsored study visa clearances for main applicants witnessed a downward trend. With both October and November clearances showing a drop, the late-cycle slowdown may influence January 2026 intake and, subsequently, January booking occupancy levels, making these months critical watchpoints for PBSA operators.

Here’s the breakdown of the analysis:

• UK-sponsored study visa clearances for November stood at 11,300, indicating a decrease of -13.74%, as compared to 13,100 in November 2024, recording the sharpest dip of the year.
• Overall, in the UK, the cumulative applicants rose to 397,000 in November 2025 from 372,700 in November 2024, marking an increase of +6.52%.
• This year has recorded strong growth in February (+75.68%), March (+64.58%), and April (+54.17%), followed by a -6.74% dip in October.
• Dependent visa clearances decreased by -15.38% in November 2025, with 1,100 clearances this year, as compared to 1,300 in November 2024. There was a -1.96% decrease YoY for dependent visas YTD November 2025 vs 2024.

UCAS Application Trends (as of 15 Oct Deadline)

The UCAS deadline for applications to key courses, including medicine, dentistry, and veterinary medicine, as well as all select courses at the University of Oxford and Cambridge, closed on 15th October 2025.

UK vs International Applications

• International students: Applications from international students stood at 23,650, marking a strong surge of +12.57%, as compared to 21,010 international applicants for 2025. 
• Domestic students: Domestic applications stood at 54,770 for 2026, as compared to 51,910 for 2025, highlighting a +5.51% increase.

Applications by Gender

• Male applicants: The highest proportional increase to 34,840 applications, marking a rise of +7.90% in 2026, as compared to 2025.
• Female applicants: Applications by female applicants rose +7.59% in 2026 as compared to 2025, with 42,790 applicants in 2026.

Domicile Distribution

• Non-EU international students: The segment of Non-European international students led the growth with 19,770 applications for 2026, up +13.49% from 17,420 applications in 2025.
• EU (excluding UK) students: Applications from European countries (excluding the UK) saw a healthy increase of +8.08%, from 3,590 applications in 2025 to 3,880 applications for 2026.
• Domestic UK students: Among the domestic UK applicants, England witnessed a +5.96% increase, followed by Scotland (+4.59%), while Wales remained stable, and applications from Northern Ireland dipped by -4%.

Applications by Age Group

The +7.54% growth was led by applications from 18-year-olds increasing +7.74%, followed by 19-year-olds (+5.60%). There was also strong momentum in the 21-24 age band with a rise of +11.59%, alongside applications, the 17-and-under segment witnessed a marginal dip of -0.37%.

International Student Distribution by Source Country

• China led the list of source countries by application volume with 5,740 applications for 2026, +15.49% higher than 2025.
• The US followed with 2,140 applications for 2026, indicating a rise of +14.44% compared to 2025.
• India stood at #5, exhibiting an increase of +11.81%, with 1,420 applications in 2026.

Market Outlook for the UK PBSA Market

The UK PBSA market continues to build momentum as it moves toward AY 2026-27. Hosting 2.9M+ students, the student housing landscape bolsters strong student demand from international and domestic cohorts, rising year-to-date visa clearances, and growth in the UCAS applications.

Launch Prices across UK’s major cities reflect shifting pricing patterns shaped by this demand, with Budget and Mid segments showing stability, while Premium categories adjust selectively amid growing price sensitivity.

As market dynamics evolve, operators will need to closely track real-time demand, understand city-level performance, and respond to changing student expectations. The upcoming cycle will favour well-calibrated pricing strategies, strong focus on occupancy, and value-led positioning, enabling high returns and rental yield. With significant shifts this AY 2026-27 AY is expected to have steady demand, the upcoming academic year is expected to have steady demand.

For tailored insights and support on navigating this evolving landscape, get in touch at supply-operations@amberstudent.com or list your portfolio for maximum visibility!