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

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

Key Highlights

• International acceptances increased by 6.0% YoY versus 2.4% growth in UK acceptances.
• Non-EU students (+6.9%) remained the strongest source of demand, led by China, Bangladesh, Nigeria, Turkey, and Jordan.
• Study visa clearances increased 6.89% YoY to 297,900, confirming steady inbound mobility.
• UK 18-year-old acceptances hit a record 255,130, up 4.7% YoY, signalling resilient local participation despite cost pressures.
• Amber’s Occupancy Index climbed from 89.8% (Aug) to 92.1% (Sept), a 2.28% monthly rise driven by late-cycle bookings (Manchester (96.4%), Leicester (93.6%), Cardiff (93.2%)]

• Weaker absorption: Nottingham (81.5%), Sheffield (82.4%).

• Budget & mid-tier rents saw price hikes - Leeds (+5.6%), Manchester (+6.8%), Sheffield (+6.5%).
• Premium studios corrected sharply - Liverpool (-22.8%), Coventry (-20%), Birmingham (-18.9%).
• Overall rents rose ~4% YoY, tempering booking occupancy growth by ~3%.

UK PBSA Market Overview of AY2025-26

The UK PBSA Sector hit a pivotal moment in September 2025, with university enrollments in full swing, UCAS outcomes finalised, and operators gauging performance by closely monitoring demand, implementing pricing changes, and boosting occupancy levels.

The overall UK occupancy as of September 2025 stood at 92.1%. The AY2025-26 booking season marked some shifts as compared to bookings for the previous academic year. The overall pricing of PBSA beds was ~4% higher during the launch prices of AY2025-26, making bookings come in later in the season in the months of July and August.

To optimise fill rates, property operators had to make a few last-minute adjustments in pricing. Some even offered student discounts, while some reduced room prices to avoid vacancies. Preparing for the launch prices of the AY2026-27, amber is also releasing a ‘UK PBSA Pricing Intel Report (AY26-27)’ equipped with invaluable insights and pricing recommendations for property operators.

The key levers of the UK PBSA sector that drive its performance and profitability are Demand, Pricing, and Occupancy. This analysis by amber dives into the insights that the data up to August and September 2025 highlights, with a deep dive into the three key levers of the UK PBSA sector.

Global Student Demand Shifts: UCAS Acceptances 2025

UCAS Level 3 acceptance data for 2025 (JCQ+28 days UCAS data) revealed growth in international and domestic student acceptances. International student numbers rose by 6.0%, increasing from 60,160 in 2024 to 63,770, while UK acceptances grew more modestly at 2.4%, from 437,310 to 447,760. Despite the domestic cohort’s significantly larger base, the sharper rise in international demand underscores the growing importance of overseas students in sustaining overall admissions momentum.

UK Sponsored Study Visa Clearances Data

As of September 2025, UK-sponsored study visa clearances for main applicants showed an upward trend of 6.89% as compared to August ‘24, exhibiting a rise from 278,700 to 297,900. Strong growth was recorded in February (+75.68%), March (+64.58%), and April (+54.17%), though August saw a slight decline (-1.48%), following a 5.76% rise in July.

According to post-UCAS A-level results data (as of 11th September '25), UK domestic 18-year-old acceptances reached a record 255,130, highlighting a 4.7% increase year-on-year, while international student placements reflected a slight decline of 1.48%, following a 5.7% uptake in July.

‍1. Age: UCAS acceptances by age in 2025 showed the strongest gains among younger applicants, with the 17 and under group rising by 8.9% and 18-year-olds increasing by 4.6%. Acceptances for 19-year-olds grew modestly by 1.2%, while the 21–24 age group saw a smaller rise of 0.7%. These trends reinforce the dominance of school-leaver and early university-age cohorts in overall admissions.

2. Domicile: UCAS acceptances by domicile in 2025 revealed notable contrasts across regions. The most significant rise came from non-EU students (+6.9%), underlining strong international demand. Within the UK, England grew steadily by 2.8% and Northern Ireland by 2.2%, while Wales saw more modest growth at 1.2%. EU (excluding UK) applicants were broadly stable with a 1.5% increase, whereas Scotland registered a 1.5% decline. Overall, UK domiciled acceptances rose by 2.4%, but the sharper growth from non-EU applicants highlighted the increasing weight of overseas demand in shaping admissions.

3. Gender: UCAS acceptances by gender in 2025 indicated balanced growth across both groups, with near-identical growth rates reflecting stability in gender representation within overall admissions.

• Male Students: Acceptances rose by 3.1% to 215,990.

• Female Students: Acceptances increased by 3.0% to 287,660. 

Near-identical growth rates indicated stable gender representation within overall admissions.

Key Global Student Sending Markets to UK in 2025

UCAS acceptances in 2025 highlighted a shifting global student landscape. International student numbers were up by ~6% this year as compared to last year.

‍Regional Demand Trends

• Strong Growth: Asia and Africa emerged as key drivers, led by China, Bangladesh, Nigeria, Turkey, and Jordan.
• Steady Growth Markets: The US, Australia, Canada, and Ireland continued to show consistent student demand.
• Declines: Drop from India, Malaysia, Hong Kong, and South Africa.
• UK Breakdown: Gains in England and Northern Ireland offset modest growth in Wales and a slight decline in Scotland, reflected uneven yet resilient overall demand.

YoY Student Demand Analysis by UK City (Keyword Search Volumes)

Keyword search trends offer a clear indicator of evolving student housing demand across UK cities. This analysis tracks both short-term (July-August 2025) and year-on-year (August 2024-2025) variations to reveal which markets are gaining traction and which are seeing a moderation in interest, providing an early signal of occupancy and pricing dynamics.

The UK student housing market recorded a 2.26% rise during July-August 2025, showing seasonal strength as students prepared for the new academic year. However, broader performance remained largely flat, with overall YoY growth at just -0.13%.

City-Level Performance:

• Steady Growth: London (+3.33%), Nottingham (+4.03%), Liverpool (+3.61%), and Coventry (+4.16%) showed robust rental demand and occupancy across periods.
• Short-Term Surge: Manchester (+13.68%) recorded strong short-term gains but weaker year-round consistency.
• Mixed to Declining Demand: Sheffield (-1.95%), Leeds (-1.66%), Newcastle (-5.08%), and Cardiff (-14.48%) faced dips or uneven performance.

Overall Market Insight: July–August uplift signals renewed activity, though long-term growth remains uneven.

YoY UK Pricing Trends by City in 2025

Across major UK student cities, PBSA rents between September 2024 and September 2025 showed a pattern of modest increases in budget and mid-tier segments alongside notable declines in premium categories. Cities such as Leeds (+5.62% for Studio Mid), Manchester (+6.75% for Ensuite Mid), and Sheffield (+6.52% for Ensuite Budget) recorded the strongest growth, reflecting resilient demand in affordable and mid-range accommodations.

Pricing Trends by Segment

• Upward Momentum: London (+3.75%, Studio Budget) and Coventry (+2.88%, Ensuite Budget) recorded steady gains, showing sustained absorption among price-sensitive domestic and international students.
• Premium Segment Corrections: Sharpest declines seen in Liverpool (−22.84%), Coventry (−20.00%), and Birmingham (−18.89%), following earlier years of steep pricing.
• Broader Normalisation: Leeds (−12.18%) and Sheffield (−12.45%) also posted declines, highlighting a wider market adjustment in premium units.

Overall Insight: Budget and mid-range categories remained stable or expanding, while the premium segment softens, reflecting a shift toward affordability and changing student preferences.

UK Market Occupancy Trends (Sep’25)

According to Amber’s Occupancy Index (AOI), the UK’s overall PBSA occupancy increased from 89.84% on 31st August 2025 to 92.12% by 30th September 2025, representing a 2.28% month-on-month increase. This notable rise aligns with the post–A-level results period, when late booking activity traditionally peaks. Several major cities recorded occupancy upticks as compared to August 2025 this month, including Leeds (+7.55%), Sheffield (+4.22%), Coventry (+4.45%), and Birmingham (+3.68%). Even London (+3.51%) saw an increase, surpassing the 90% occupancy mark.

Occupancy Overview

• Market Leaders: Manchester (96.4%), Leicester (93.6%), and Cardiff (93.2%) remained in top performers, driven by strong university demand and constrained supply.
• Marginal Increases: Liverpool (+0.18%), Newcastle (+1.12%), and Manchester (+1.97%) showed slight growth, indicating near full occupancy and limited availability.
• Moderate Occupancy: Nottingham (81.5%) and Sheffield (82.4%) reflected comparatively lower but steady occupancy levels.
• ‍Overall Market Insight: With national occupancy above 92%, the UK PBSA sector continued to show robust demand, supported by rising student numbers.

Market Outlook for the UK PBSA Market

The UK PBSA market in September 2025 reflected a nuanced landscape, shaped by growing international demand, shifting student preferences, and evolving pricing dynamics. Rising launch prices for the 2025-26 academic year, up by nearly 4%, have slowed year-on-year occupancy growth by around 3%. 

This increase in rents led students to browse early but delay their bookings, highlighting heightened price sensitivity, particularly among international cohorts. In response, operators are increasingly offering last-minute discounts to accelerate bookings and fill inventory. While budget and mid-tier segments continue to see steady growth, premium studios have faced notable corrections, underscoring a stronger focus on affordability.

These trends emphasise the importance of dynamic, real-time, data-driven pricing strategies to optimise both revenue and occupancy in a competitive market. As universities welcomed both domestic and overseas students, operators must carefully balance rent levels, occupancy, and student experience to sustain performance and profitability. 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!