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Biscuit Factory, Belfast

Name: Biscuit Factory, Belfast
Address: 14, Donegall Lane, Belfast, Northern Ireland, BT1 2LZ, GB
Telephone: +918035735724
Price range: £160/week - £255/week

14, Donegall Ln, Belfast, BT1 2LZ, United Kingdom

From

£180

per week

0.6 mi from City Center

( 6m. 11m. 14m)

View map

Ulster University Belfast Campu... | 0.08 mi

Queens University Belfast | 1.42 mi

St Mary's University College Be... | 1.44 mi

Belfast Metropolitan College | 1.75 mi

American Musical Theatre Academ... | 1.87 mi

Pay In Instalment

No Visa No Pay

gym

laundry facility

study area

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About the Property

Biscuit Factory Belfast is a modern, purpose-built student accommodation Belfast option located on 14, Donegall Ln, Belfast, BT1 2LZ, United Kingdom. Designed for students who value privacy, convenience, and high-quality living spaces, Biscuit Factory student accommodation offers contemporary studio and ensuite living within a secure and professionally managed environment. With fully furnished rooms, inclusive bills, and excellent city connectivity, Biscuit Factory accommodation for students is ideal for those seeking a comfortable and independent student lifestyle. Each living space is thoughtfully designed to support academic focus and everyday comfort, making Biscuit Factory furnished rooms a practical choice for hassle-free city-based student living. The residence exclusively offers ensuite and studio apartments, with Biscuit Factory studio apartment living especially popular among students who prefer fully self-contained private spaces.

Academically, Biscuit Factory student accommodation benefits from a central Belfast location. Ulster University Belfast Campus is approximately 0.2 km away, making it just a 2 minute drive away, while Queen’s University Belfast is about 2.7 km away, translating to roughly 8 minutes by car. This prime positioning makes student accommodation Belfast at Biscuit Factory highly convenient for daily commutes. Biscuit Factory is just a 3-minute walk from Ulster University. Situated close to Belfast city centre, the property places students within easy reach of universities, shopping districts, cultural venues, and nightlife, offering a well-balanced student experience. Belfast is a major UK student city with a student population of over 50,000, creating a vibrant and youth-driven environment. The city records an employment rate of approximately 70–72%, providing students with access to part-time work and graduate opportunities across sectors such as retail, hospitality, creative industries, education, and services.

Features

Biscuit Factory Belfast is designed to deliver a premium student living experience with a strong focus on comfort, convenience, and community. The residence offers a range of ensuite and studio apartments, making Biscuit Factory studio apartment living ideal for students who value independence and privacy.

Each ensuite or studio includes a private bathroom, modern furnishings, and practical living and study areas. Room amenities include a small double bed, designated work area, wardrobe, under-bed storage, desk and chair, ensuite facilities including shower, toilet, sink, towel rail, and heating, ensuring students have everything they need within their private space. Higher-floor studio rooms also offer exceptional city views and ample natural light. All rooms are fully furnished, reinforcing the appeal of Biscuit Factory furnished rooms for an easy and stress-free move-in. Utility bills including Wi-Fi, electricity, water, and content insurance are included in the rent, helping students save approximately £17 per week on average living costs. High-speed internet is available throughout the property to support both academic and leisure needs.

Shared spaces form an important part of Biscuit Factory amenities, enhancing daily student life. Residents can enjoy a common room, on-site gym, cinema room, pool table, and other communal social areas. On-site laundry facilities are also available. These thoughtfully curated facilities support both wellbeing and a strong sense of community. Safety and security are prioritised with on-site security staff, CCTV monitoring, 24-hour maintenance, and a fully staffed reception. Together, these features make Biscuit Factory student accommodation for students a secure, comfortable, and high-quality choice within student accommodation Belfast.

Location and What's Hot?

Located in central Belfast, Biscuit Factory Belfast is surrounded by popular student hangouts, retail areas, and cultural attractions. Donegall Lane places students within easy reach of cafés such as Established Coffee, Kaffe O, and Boutique Coffee, along with casual eateries and restaurants including Coppi, Mourne Seafood Bar, and Ox, and local pubs such as The Dirty Onion, The Sunflower, and The Duke of York, making the area ideal for socialising after classes.

For culture and entertainment, students can explore nearby attractions including Ulster Hall, Belfast City Hall, and The MAC (Metropolitan Arts Centre). Shopping destinations such as Victoria Square Shopping Centre and the surrounding high streets are also close by, offering everything from everyday essentials to popular high-street brands. The area offers a lively yet student-friendly atmosphere, allowing residents to enjoy city-centre living while remaining well connected to academic institutions.

Commute

Living at Biscuit Factory student accommodation ensures excellent connectivity across the city thanks to its central location. Belfast has a well-developed public transport network, with several bus stops located within a short walk on Donegall Lane and surrounding roads, offering frequent services to key parts of the city. Nearby bus stops include Castlecourt Bus Stop (approximately 0.4 km, around 2 minutes by car), Belfast City Hall Bus Stop (around 0.5 km, 3 minutes by car), and Royal Avenue Bus Stop (approximately 0.3 km, 2 minutes by car).

For rail travel, Belfast Lanyon Place Station is located about 1.5 km from Biscuit Factory Belfast, taking roughly 6 minutes by car, while Belfast Great Victoria Street Station is approximately 0.8 km away, with a 4-minute car commute, providing excellent local and national connections. Students travelling by air can reach Belfast International Airport, the nearest major airport, located approximately 28 km from the property, with a car journey time of around 35–40 minutes, depending on traffic conditions.

Room Types (7)

Clear

All-in-one space with a bedroom, private bathroom, living area, and kitchenette — Ideal for complete independence

Classic Studio

Starting From:£230/week

Studio

Entire Place

Private Bathroom

Private Kitchen

Premium Studio

Starting From:£240/week

Studio

Entire Place

Private Bathroom

Private Kitchen

Luxury Studio

Starting From:£250/week

Studio

Entire Place

Private Bathroom

Private Kitchen

Classic Studio Plus

Starting From:£255/week

Studio

Entire Place

Private Bathroom

Private Kitchen

Amenities

Shared Community And Utilities

Study Room

Games Room

Wi-Fi & Broadband

Cinema Room

Lounge

Bike Storage

Fitness And Recreation

Gym

Security

Reception & Welcome Area

CCTV

On-Site Residents' Team

Property Services

Laundry

Residents' Events

On-Site Maintenance

Outdoor Features

Outside Courtyard

Bills Included

Hot Water

Electric

Content Insurance

Wifi

Others

Private Dining

House Rules

Cancellation Policies

Cooling Off Period

For 26-27 AY:- 1. If you booked online or by phone and have not viewed the accommodation in person, you have a 72-hour cooling-off period after booking (reduced to 24 hours from 1st August 2026). 2. During this period, you may cancel your booking provided you have not moved in. 3. To cancel, please email the Residents’ Team with the subject line: “Cooling Off Period Cancellation.” 4. Refunds will be processed within 10 working days.

No Visa No Pay

For 26-27 AY:- 1. Once the “Cooling Off” period has expired, you can cancel your booking prior to the tenancy start date if you do not have a visa to enter the UK. 2. In these circumstances, please provide evidence (Visa refusal documentation) to the property within 72 hours of being notified. 3. Your advance rent payment will then be refunded. 4. If you receive this notification after your tenancy start date, you remain responsible for rent payments up to the date you provide evidence and we co

No Place No Pay

For 26-27 AY:- 1. Once the “Cooling Off” period has expired, you can cancel your booking prior to the tenancy start date if: a) You have not acquired the grades to be offered a place at the chosen university. b) You have failed to achieve the grades to continue your study at university. 2. In these circumstances, please provide evidence to the property within 72 hours of being notified. 3. Your advance rent payment will then be refunded. 4. If you receive this notification after your tenancy sta

Replacement Tenant Accepted

For 26-27 AY:- 1. If you wish to end your license to occupy early, you may find a replacement licensee acceptable to the landlord. 2. The new licensee will sign a new agreement, which may be at a different rent to match the current market rate. Before we accept a replacement: • Your rent account must be fully up to date • Any rent owed up to your leaving date must be paid. 3. Once the replacement licensee has signed and paid, they will assume responsibility for all future rent and obligations. 4

Room allocation

Students can indicate specific room number or location preferences during the booking process, and the Amber team will accommodate these preferences wherever possible, based on availability.

Check in guide

Approximately 2–4 weeks prior to the scheduled move-in date, students will receive check-in instructions via email. This communication will include the steps required to select a check-in date and time slot, complete necessary documentation, and settle any outstanding payments prior to arrival.In case of any questions or queries, please feel free to contact the Amber team, and our team will assist to ensure a smooth check-in process.

Renewal policy

Students who wish to extend their stay can contact the Amber team for renewal or rebooking at the same accommodation. Our team will support the renewal process and help students secure a suitable room of their choice. Students are encouraged to reach out early to ensure they can rebook the same room or another room of their choice at the same property.

Early check in policy

Early check-in requests can be shared in advance with the Amber team. Our team will do a feasibility check to facilitate early check-in requests based on room readiness and availability. Additional charges may apply where applicable.

Payment and Fees

Mode Of Payment

For AY 25-26: Credit card, debit card and bank transfer.

Booking Deposit

For 26-27 AY: 1. To secure the booking an advance rent payment of £150 will be due at the time of completing the application. 2. This amount will get credited against the first rent instalment.

Pay In Instalment

For 26-27 AY:- 1. Payment in full. 2. Payment in 4 instalment Note : 1. The first instalment/full payment is due on the 1st August 2026. The subsequent instalments are due as detailed in the Tenancy Agreement. 2. You will only be able to check in once the booking has been countersigned and the payment has been completed to the property.

Guarantor Requirement

For 26-27 AY:- Not required if you are paying the full rent upfront 1. All applicants are required to nominate a guarantor—someone over 18 who agrees to meet all obligations set out in the Occupancy Agreement. 2. The guarantor cannot live with you (unless they are your parent or guardian) or live in another property managed by them. 3. The guarantor must: • Pay rent if it is unpaid by the tenant • Cover any costs resulting from breaches of the tenancy • May be contacted if the tenant is involved in serious antisocial behaviour 4. To qualify, guarantors must provide: • Photo ID (e.g. a valid passport) • Proof of residence (e.g. a recent utility bill or bank statement dated within the last 3 months) Failure to provide suitable documentation will result in the guarantor being declined.

Frequently Asked Questions

How Do I Book?

It’s easy - just click on any of the "Book Now" buttons around the website and start your application. If you need any help or advice or want to book their short-term lets or summer stays, you can speak to the amber agent.

What Do I Need to Know About the Booking Process?

The booking process is quick and easy but it will be helpful to have some information to hand when you start your application – having the name, email and address of your guarantor, a head and shoulders photo of yourself and a bank card to make your advance rent/booking fee payment (ROI only) will all save you time!

Do I need to pay a deposit to book a room at this property?

To learn more about the deposit requirement, please check the policy section above, or feel free to reach out to your amber agent.

How Can I Choose the Best Room For Me?

We want you to choose a room you are going to be happy living in and we know everyone has a different wish list – from the floor the room is on to the view and the amenities in the room, the Residents’ Team will be on hand to discuss this with you and help you make the best selection.

What Size is a Small Double Bed?

Their room descriptions explain whether you will have a standard or small double bed. A small double is the same length as the standard but just a tiny bit narrower. Also known as a 3/4 size bed, small doubles measure approx. 120cm wide x 190cm long. Still plenty of room for a good night's sleep, even if there's two of you sharing.

View all Questions (22)

Can I Come to Have a Look Around Before I Book?

Of course! They are very proud of their properties and would love to show you around. If you want to bring some friends or family members that’s absolutely fine too – they just ask that you speak to their Residents’ Team in advance so they can make sure they have some rooms available to show you. If you find yourself in the area and haven’t had a chance to speak to they you can still pop in, whilst they might not have a room to show you they will still be able to show you around their Residents’ Shared Spaces. They can also offer online video viewings if you don’t live locally so let they know what works for you!

I Have a Medical Condition Which Means I Have Certain Requirements for My Room?

Please get in touch with their Residents’ Team – they are experts on their properties and most have rooms with varying levels of adaptations so their team will be able to help you. If you book online with the help of amber agent, and you indicate you have a medical condition, the booking process will automatically pause so you can speak with them.

Can I Book Together With a Group of Friends?

Yes! The residence team know that choosing who you live with is really important so in their properties with shared apartments group booking can easily be organised by getting in touch with your amber agent.

When Can I Move In?

A few weeks before the start of your tenancy they will get in contact to ask you to watch our induction video and book a move-in slot. You will need to do this so they can make sure they are expecting you!

Can I Order Bedding and Kitchen Packs?

Yes! Order bedding, kitchen packs and other uni essentials from their shop.

Do I Need a TV Licence?

Yes, unless they tell you they're covering it, if you watch or record programmes as they are being shown, watch catch up TV such as iPlayer or watch live TV online you will need a license. This applies to any provider you use and any device, including a TV, desktop computer, laptop, mobile phone, tablet, games console, digital box or DVD/VHS recorder.

Can I Have A Pet?

Student accommodation is often not a suitable environment for pets and that’s why pets of any shape or size aren't allowed.

Can I Invite Guests to Stay In My Room?

They're all grown-ups here so of course occasional overnight guests are allowed. Please don't invite someone to stay for more than three consecutive nights though, and always check with your flatmates first that they're ok with extra house guests.

Will My Room be Inspected?

Yes, they conduct inspections at least three times during your tenancy. They'll keep an eye on cleanliness and hope not to see any damage and missing items. After each inspection they will tell you if any charges need to be made to put something right. You will be invoiced immediately for recharges for the first two inspections and on the final inspection a deduction will be made from your Tenancy Deposit. The cost of recharges for cleaning, damages and missing items can be found in the Residents’ Handbook.

Do I Need to Move Out Over the Christmas and Easter Holidays?

No, your room is yours for the whole of your tenancy. You only need to move out at the end of the agreement. It will be your responsibility to check with the local Council if Council Tax will be due if you stay during the holidays.

Will I Be Charged for Damages?

As part of your contract you have agreed to look after your room and not cause any damage. They know accidents do sometimes happen so a list of possible damage charges are available in their Residents’ Handbook.

Can I Smoke/Vape?

All their properties are smoke free and this includes all types of E-cigarettes and Vapes. Smoking is not allowed in any private or communal area including bedrooms, bathrooms, kitchens and all internal social spaces. Designated smoking areas can be found outside the building. If you do have an e-cigarette or Vape, please ensure that the charger conforms to British or EU safety standards, or they will be removed during room inspections. All drug use, including the use of Laughing Gas, is prohibited at their properties.

What Do I do if I am Not Totally Satisfied?

They hope you will love living with they but there may be times when they don’t always get it right. They take all complaints seriously and will try their best to fix any issues the first time. If you need help and advice, please speak with your General Manager first. To view their complaints procedure please download this guide.

Can I pay in instalments?

For more information on payment plans, refer to the policy section above, or contact your amber agent for assistance.

What Behaviour / Conduct is Expected of Me?

At accommodation, they believe all their residents want to live in a safe and clean environment where individuals respect each other, their home, and the local community. Please have a read of their Anti-Social Behaviour Policy which explains their approach to managing any anti-social behaviour that may occur.

Is a guarantor required to book a room at this property?

For more details about guarantor requirements, refer to the policy section above or connect with your amber agent.

I Will Be Aged 16 or 17 When the Tenancy Starts – Can I Still Book?

Please contact the Residents’ Team at your chosen property for more information. At properties where under 18’s are accepted we will ask you to complete a few extra steps during the booking process. This will include nominating a Responsible Adult who will be our point of contact for you and we will recommend monthly meetings with our General Manager once you have moved in but that’s up to you!