Looking Ahead to the 2026/27 Student Rental Market. North Bristol has had a tough time in the last few years with UWE student numbers being down, available properties up and so supply and demand is playing out perfectly. Even though we are just going through the current season change over, we edge closer to the 2026/27 student letting season, now’s the time for landlords to start thinking ahead. The student market in Bristol is shifting, and while demand remains high in core locations, how and when students choose their accommodation is changing — and so is what they expect.
Here are some of my key thoughts on what’s coming for the 2026/27 academic year, based on what we’re seeing in the current market and what’s likely to unfold in the months ahead.
1. Quality Will Still Win — Even in a Softer Market
Let’s be clear: students are still willing to pay for quality. The best properties; the ones that are well-decorated, clean, and feel like a home, continue to let quickly and at strong prices. What’s changed is that students have more choice, so they’re able to be a bit more selective. These properties move quicker, have more viewings and so landlords have more choice.
If your property still has beige magnolia walls, mismatched furniture, and a worn-out kitchen table, you’re going to be at the back of the queue.
Simple upgrades make a big difference:
- A splash of colour on the walls
- Matching, modern furniture
- Double beds and desks in every room
- Clean communal spaces that feel more “social” than clinical
We’re not saying to refurbish the whole house, but if you’re freshening the place up between groups then a little more detail will help. We’re seeing students ask about USB plug sockets, better lighting, and soft furnishings – they’re comparing properties more than ever, and these details matter, even an extra fridge can be the difference between 2 properties.
2. Rents Will Likely Hold — But Don’t Expect Big Increases
This year’s rental prices have been strong overall, especially for 5+ bed properties in key student areas like Fishponds, Horfield, and Stokes Croft. But there’s also been a noticeable increase in available stock — particularly at the lower end of the market.
Many of these cheaper listings are tired, poorly maintained, or simply haven’t kept up with what students want. And while they may still get let, they’re pulling down the average asking price slightly in some areas.
For 2026/27, I expect rents to stay in line with this year:
- Good-quality properties will maintain or slightly increase in price.
- Lower quality homes may struggle and need to reduce rent to secure tenants.
This makes presentation and upkeep even more important — it’s no longer enough to just be in the right postcode or on the right street.
3. Market Earlier, Expect a Longer Letting Window
One clear trend we’re seeing? Students are taking longer to make decisions.
In previous years, the scramble for properties started in October and was largely wrapped up by Christmas. That’s no longer the case. More students are waiting until January or even February to commit, and they’re viewing more homes before deciding.
This means landlords need to:
- Start marketing earlier to be in front of the early movers.
- Be patient, as it may take longer to fill rooms.
- Make sure your listing stands out — better photos, detailed descriptions, and a clean, well-presented house are essential.
Gone are the days of listing on Monday and signing on Tuesday. Students have more choice, and they know it — so expect more questions, more viewings, and more negotiation.
4. Professional HMO Conversions Are No Longer a Quick Fix
A few years ago, if your student property wasn’t letting quickly, the usual advice was: “Let’s switch it to a professional let.” That worked because Section 21 made it relatively easy to regain possession at the end of a fixed-term tenancy.
But under the Renters’ Rights Bill, things are changing:
- Section 21 is being abolished, meaning you can’t just end a tenancy without a valid reason
- Tenancies will become open-ended, removing fixed terms entirely
- This means no guaranteed end date to prepare for the next student intake. Meaning you might not be able to get back into the student cycle.
For landlords thinking of flipping between student and professional tenants year by year, this is now a much riskier strategy. You could find yourself with a professional tenant still in place come August, with no legal route to regain possession unless they agree to leave or you have grounds. This then holds up the students, and puts you in a very tricky position.
If you want to target students long-term, keep your property set up and marketed for students. If you want to let to professionals, be ready to commit to that market. It’s no longer something you can dip in and out of to bridge a season or a few months.
Final Thoughts
The 2026/27 student market will be competitive, and while rents should hold up for quality properties, landlords will need to work harder to stand out.
Here’s the key takeaway: the best houses will always let. But students now have the power to be more selective, and the lettings timeline is stretching out. Add to that the upcoming legal changes from the Renters’ Rights Bill, and it’s never been more important to plan ahead and get your property right.
Will we see student give notice in Feb to move out in May?
Will we see longer voids over the summer?
With the renters reform bill being implemented during this student season, tenancies going periodic there is nothing stopping some leaving earlier. One joint AST them becomes crucial so you tie the whole house to the rental figure each month.
At Front Door Lettings, we’re already helping our student landlords prep for next year — from decorating tips and pricing strategies to marketing timelines and legal guidance.
If you want support filling your student property for 2026/27, or you’re unsure how the Renters’ Rights Bill could impact your options, drop us a message. We’ll give you honest advice and a clear plan to help you move forward.
Need help letting your student HMO for 2026/27? Book a free call with Front Door Lettings and let’s get ahead of the market together.
