Purpose-built student accommodation (PBSA) often looks more expensive than a room in a shared house. But the weekly rent doesn’t tell the whole story. PBSA usually includes bills, furniture and on-site support, while shared houses often add extra costs. To compare fairly, look at the total cost and the contract terms, not just the headline rent.
Compare the total cost, not the rent
The rent you see advertised is only part of what you’ll pay. A cheaper room can end up costing more once you add everything else.
In most purpose-built student accommodation, the rent includes energy, water, WiFi and often contents insurance. In a shared house, these bills are usually separate. You split them with your housemates, and energy costs can change a lot between summer and winter.
Before you compare two options, work out the full weekly or monthly cost of each one. Include bills, internet, insurance and anything you need to buy for the room.
The hidden costs of a shared house
Shared houses can still be the cheaper option, especially in smaller cities. But check these costs before you decide:
- Utility bills: energy, water and broadband, usually split between housemates.
- Furniture and equipment: some houses are only partly furnished.
- Deposit: in England, a tenancy deposit is capped at five weeks’ rent for most tenancies, and it must be protected in a government-approved scheme.
- Council tax: full-time students are exempt, but the household may have to pay if you live with someone who isn’t a full-time student.
- Summer months: if your contract runs over the summer, you may pay for weeks when you’re not there.
Letting agents in England, Scotland and Wales can no longer charge tenants fees for setting up a tenancy. If an agent asks for one, check the rules before you pay.
What purpose-built student accommodation includes
PBSA is designed around student life. Most buildings include:
- Rent with bills and WiFi included
- Fully furnished rooms, often with an en-suite bathroom
- On-site staff and maintenance
- Secure entry and CCTV
- Shared spaces such as study rooms, lounges and gyms
- Social events that make it easier to meet people
Not every building offers all of these, and facilities vary a lot. Always check what’s included in the specific building you’re considering.
Tenancy rules for shared houses have changed in England
The Renters’ Rights Act came into force in England on 1 May 2026. It changed how most private student tenancies work.
Shared houses rented privately now use rolling tenancies instead of fixed-term contracts. Tenants can usually end the tenancy with two months’ notice. However, in a joint tenancy, one housemate giving notice can end the tenancy for everyone, so talk to your housemates before anyone gives notice.
Landlords of student houses can use a specific legal ground to take the property back at the end of the academic year, so they can let it to the next group of students. They must tell you in writing at the start of the tenancy if they plan to use it.
The new rules also limit how much rent landlords can ask for in advance. As a result, more landlords now ask for a UK guarantor. If you don’t have one, read our guide to how UK rent guarantors work.
Most purpose-built student accommodation that follows an approved accommodation code is exempt from these changes. PBSA contracts usually still run for a fixed number of weeks.
When each option makes sense
PBSA often suits first-year students, international students and anyone who wants predictable costs. It’s also a good choice if you’re moving to a new city and don’t know anyone yet.
A shared house often suits students in their second or third year who already have a group of friends to live with. It can work out cheaper, especially in smaller cities, if you’re comfortable managing bills and dealing with a landlord.
Neither option is better for everyone. The right choice depends on your budget, your city and how much independence you want.
Questions to ask before you sign
- What is the total weekly cost once I add bills and extras?
- How long is the contract, and does it cover the summer?
- What happens if I need to leave early?
- Do I need a UK guarantor?
- What do current residents say about the building or landlord?
Before you pay a deposit, it’s also worth knowing how to check that a listing is genuine.
To compare options in your city, a directory such as Hallbookers lets you see room types, facilities and reviews from students who have lived there.
Frequently asked questions
Is purpose-built student accommodation more expensive than a shared house?
The rent is often higher, but PBSA usually includes bills, WiFi and furniture. Once you add these costs to a shared house, the difference can be much smaller. In some cities, a shared house is still the cheaper option.
Do students pay council tax?
Full-time students are exempt from council tax. If you share a house with someone who isn’t a full-time student, the household may have to pay.
Does the Renters’ Rights Act apply to student halls?
Most purpose-built student accommodation that follows an approved accommodation code is exempt. The Act mainly affects students renting shared houses and flats from private landlords in England.
Can I leave a shared house early?
Under the new rules in England, tenants on a rolling tenancy can usually give two months’ notice. In a joint tenancy, this can end the tenancy for all housemates, so agree on it together first.
Which option is better for first-year students?
Many first-year students choose university halls or PBSA. Costs are predictable, the rooms are furnished, and it’s easier to meet people. Shared houses are more common from the second year onwards.
