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Unifresher — The UK Student Guide
Student Accommodation Guide

Halls vs PBSA vs HMO:
Which Is Right for You?

Three types of student accommodation, three very different realities. Here is what each one actually costs, who it suits, and what you will wish you had known before signing.

8 min read Last updated April 2026 Accommodation
3
Main accommodation types for UK students
£80
Cheapest weekly room cost (HMO, excl. bills)
£300+
Premium PBSA studio per week, bills included
51wk
Longest typical PBSA or halls contract length
The three options

What is actually available to you?

When you are looking for student accommodation in the UK, everything falls into one of three categories: university halls, purpose-built student accommodation (PBSA), or a private house share (HMO). Each sits at a different point on the cost, convenience and independence spectrum.

Most first-year students go for halls or PBSA because it is the path of least resistance: bills included, no landlord to deal with, and a ready-made social environment. From second year, the majority move into an HMO house share with friends. Some stay in PBSA if they want to avoid the admin of a private rental or are studying in a city where HMO prices are not much cheaper. According to HESA, over 550,000 students live in university-managed or private halls across the UK.

The right answer depends on your year group, budget, guarantor situation and whether you already have people to live with. Costs also vary significantly by city: a room in Manchester or Leeds will typically be 25 to 35% cheaper than the equivalent in London or Edinburgh. There is no single correct choice and anyone telling you halls is always better than a house share (or vice versa) is oversimplifying it.

The short answer
  • Halls and PBSA are the default for first years: bills included, no guarantor required in most cases
  • HMOs are typically cheaper per week but bills are on top and you need a UK guarantor
  • PBSA gives more room choice than university halls but costs more
  • Most students go halls or PBSA in year one, HMO from year two
  • International students: stick to halls or PBSA until you understand the private rental market
🏛️
University halls
£120 to £200/week
University-managed. Bills almost always included. Priority given to first years. Limited room choice.
🏢
PBSA
£150 to £300+/week
Privately built and managed. Bills included. Wide range of room types. Open to all years.
🏠
HMO house share
£100 to £200/week (inc. bills)
Private rental with housemates. Cheapest all-in option. Bills separate. UK guarantor required.
Option 01

University halls of residence

1
What they are
Accommodation owned and operated by the university itself. You apply through your university portal after accepting your offer. Most universities guarantee first-year students a place provided you apply before the deadline, which is usually in June or July.
2
What it costs
Bills are included in almost all university halls. Contract lengths typically run 40 to 51 weeks.
Shared bathroom
£120 to £165/wk
Bills included
En-suite
£150 to £200/wk
Bills included
Catered
£180 to £260/wk
Meal plan included
3
Pros and cons
The main trade-off is social ease vs flexibility. You get a ready-made community and zero admin, but long contracts and limited room choice.
Works for you
  • Bills included, no surprises
  • Social from day one
  • No landlord to deal with
  • Usually closest to campus
  • Maintenance handled for you
  • First years usually guaranteed a place
Watch out for
  • Long contracts, often over summer
  • Limited room choice
  • Can be noisy
  • Quality varies by university
  • Rarely available in second year
  • Hard to exit the contract early
4
Who it suits best
First-year students who want the social side sorted immediately, do not want the hassle of managing bills, or are moving far from home for the first time. Also the most straightforward option if you did not sort accommodation early and are going through clearing.
University halls tips
What to check before you accept a room
Contract end date. Check whether you are paying for a room over the summer. A 51-week contract at £150/week adds up fast.
What is included. Most halls include WiFi, water, gas and electricity. Confirm before you budget.
Catered vs self-catered. Catered halls cost more but remove the need to cook. Self-catered is cheaper and more flexible.
Application deadline. Miss it and you lose your priority. Check your university's accommodation office as soon as you have your offer.
Guarantor. Most university halls do not require one, but international students should confirm this directly.
Option 02

Purpose-built student accommodation (PBSA)

1
What it is
Privately developed and managed student accommodation, separate from the university. The biggest UK providers are Unite Students, iQ, Student Roost, Vita Student, Yugo, CRM Students and Fresh Student Living. They operate in most major university cities and offer a range of room types from standard en-suites to studio apartments.
2
What it costs
Bills are almost always included. Contracts run 44 to 51 weeks typically.
Standard en-suite
£150 to £220/wk
Bills included
Premium en-suite
£200 to £270/wk
Bills included
Studio flat
£200 to £330/wk
Bills included
3
Pros and cons
More choice and better facilities than university halls, but at a higher price. Customer service quality varies noticeably between providers.
Works for you
  • More room choice than halls
  • Bills always included
  • Newer buildings, better amenities
  • Open to all year groups
  • 24-hour security on most sites
  • No UK guarantor at many providers
Watch out for
  • More expensive than halls at equivalent spec
  • Studios are pricey over a full year
  • Less organic social life than halls corridors
  • Provider service quality varies widely
  • Contract exit clauses are strict
  • Some charge extra for parking and laundry
4
Who it suits best
Students who want more control over their living environment than university halls offer, international students who need a guaranteed booking before arriving in the UK, students returning for second year who are not ready for a house share, and anyone who wants a self-contained studio with real privacy.
PBSA tips
What to look for when comparing providers
Book early. Popular rooms at the best-located buildings sell out fast, sometimes before Christmas for the following September.
Check the guarantor policy. Some providers require a UK guarantor. Others accept international guarantors or offer their own scheme.
Read the cancellation policy. PBSA contracts are hard to exit. Know the novation and surrender rules before you sign.
Compare providers, not just rooms. A £180/week room with a well-run provider is better value than a £160/week room with poor maintenance and slow support.
Distance to campus. PBSA buildings vary widely in location. Check the walk or commute time to your department, not just the city centre.
Option 03

HMO house share

1
What it is
An HMO (House in Multiple Occupation) is a private rental property shared between three or more unrelated people. For most students this is the classic second-year setup: you and a group of friends rent a house through a letting agent, split the rent and manage your own bills. It is usually the cheapest all-in option but requires more self-management than halls or PBSA.
2
What it costs
The headline rent figure excludes bills. Add gas, electricity, water and broadband and the real cost is typically £20 to £50/week higher than rent alone.
Rent (room only)
£80 to £150/wk
Bills NOT included
Bills (split)
£20 to £50/wk
Per person estimate
All-in total
£100 to £200/wk
Varies by city
3
Pros and cons
The cheapest option in most cities, with more space and independence. The trade-off is more admin, a UK guarantor requirement, and reliance on housemates for bills and repairs.
Works for you
  • Cheapest all-in cost in most cities
  • Live with people you have chosen
  • More space: full kitchen, living room
  • Shorter contracts (10 to 12 months)
  • More location flexibility
  • Better for students who want independence
Watch out for
  • Bills on top, budget carefully
  • UK guarantor required
  • Property quality varies widely
  • Letting agents can be slow and costly
  • Deposit disputes are common
  • Harder for international students
4
Who it suits best
Students from year two onwards who have a settled group of friends to live with, are comfortable managing bills and household admin, and want more space for less money than PBSA. Not the right first move if you are new to the UK, do not have a UK guarantor, or have not sorted housemates yet.
HMO tips
Before you sign a private tenancy
Sort your guarantor early. Your guarantor needs to be over 18, employed and earning at least 30x the monthly rent annually. Not a student.
Check the HMO licence. Properties with 5+ people across 2+ floors must be licensed. Check with the local council before signing.
Do an inventory on day one. Photograph every room before you unpack. This protects your deposit when you leave.
Check for damp and the boiler. Ask when the boiler was last serviced. Look for black spots around windows. These cause the most disputes.
Confirm deposit protection. Your landlord must put your deposit in a government-backed scheme within 30 days. Get the certificate.
Side by side

Full comparison: halls vs PBSA vs HMO

All costs are indicative UK averages for 2025/26. London, Edinburgh and Bristol run 20 to 40% above these ranges.

Feature University halls PBSA HMO house share
Weekly cost (incl. bills) £120 to £200 £150 to £300 £100 to £200
Bills included Yes Yes No
Contract length 40 to 51 weeks 44 to 51 weeks 10 to 12 months
UK guarantor required Usually not Depends on provider Yes
Deposit £0 to £250 £0 to £500 5 weeks rent typical
First year priority Yes Open to all Possible, harder
Catered option Often available Rarely No
Maintenance University handles it Provider handles it Landlord responsible
Room choice Limited High Moderate
Good for international students Yes Yes Harder
Decision guide

Which option is right for you?

There is no single correct answer. Here is how to cut through it based on your actual situation.

If you are
Starting first year and do not know anyone yet
University halls
If you are
An international student arriving in the UK for the first time
PBSA or university halls
If you are
On a tight budget with a solid group to live with
HMO house share
If you are
In second year, want your own space without a full house share
PBSA studio
If you are
A first year who did not get a university halls place
PBSA
If you are
Prioritising value for money above everything else
HMO house share
Not sure which PBSA provider?

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Answer a few quick questions and we will match you to the right PBSA provider based on your budget, priorities and guarantor situation.

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Frequently asked questions

Halls vs PBSA vs HMO: FAQs

Most universities do not guarantee second-year students a hall place and many reserve halls exclusively for first years and postgraduates. Some universities offer returning student accommodation but spaces are limited and prices are often higher than PBSA or HMO alternatives. Check your university's accommodation office directly.
Yes. PBSA (purpose-built student accommodation) and private halls refer to the same thing: student accommodation built and operated by a private company rather than a university. Providers include Unite Students, iQ, Student Roost, Vita Student, Yugo, CRM Students and Fresh Student Living. See our PBSA provider guide for reviews of each.
For university halls, most institutions do not require a guarantor. For PBSA it depends on the provider: some require a UK-based guarantor, others accept international guarantors or offer their own guarantor alternative scheme. For private HMOs you will almost always need a UK guarantor who earns at least 30 times the monthly rent per year. If you do not have one, see our guarantor guide for alternatives.
HMOs are typically the cheapest all-in option in most UK cities, but the gap is not always large. In Manchester for example, an HMO room with bills runs around £110 to £130/week, university halls with a shared bathroom £130 to £160/week, and a standard PBSA en-suite from around £155/week. London and Edinburgh are significantly higher across all three categories.
Properties rented to five or more people across two or more floors must hold an HMO licence issued by the local council. Your landlord is legally required to have one. You can check whether a property is licensed on your local council's website. Renting from an unlicensed landlord does not make your tenancy invalid, but it does mean your landlord has broken the law, which affects your rights in disputes.
Breaking a halls or PBSA contract early is difficult. Most providers require you to find a replacement tenant (novation) or pay an early release fee. Some allow termination on compassionate grounds. For full detail see our accommodation contract exit guide.

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