The 2025 student season has arrived, and demand in Newcastle is showing no signs of slowing down. In the first week alone we have received more than 800 enquiries and completed over 100 viewings, with many properties becoming let agreed within just a few days.
As always, the larger houses are leading the charge. Groups of seven, eight and nine or more are moving fast because they know stock is limited. We have already achieved several record rents, proving that appetite for well-located, well-presented student HMOs remains exceptionally strong.
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Why larger HMOs are letting first
Every year, the student cycle begins with the biggest groups securing their homes early, but this year the pace has accelerated. Large houses in Jesmond, Sandyford and Heaton are being snapped up almost as soon as they hit the market.
These tenants understand that suitable stock is scarce. A good seven-bedroom or eight-bedroom property rarely sits available for long, and those who delay risk missing out. For landlords, this means having your property online right now is crucial. Timing makes all the difference between achieving top rent and missing the early wave of interest.
Entering the next wave of enquiries
After the rush for the large houses, we are now moving into the second wave of demand, where five and six-bedroom homes become the focus. Activity in this bracket is strong, with viewing levels already exceeding last year.
What has surprised us this season is the volume of interest in two-bedroom and four-bedroom properties. Couples and smaller groups are booking early to secure high-quality accommodation, and we have already agreed several lets well ahead of the usual curve.
Three-bedroom properties: slower but ahead of last year
Three-bedroom HMOs remain the most common property type in the market, which naturally means competition among landlords is higher. Even so, demand this year is ahead of 2024, and offers are already coming in for premium houses that are well presented and well located. The message here is that condition and marketing matter. Updated interiors, modern kitchens and clear professional photography make the difference between an average result and a great one.
The Renters’ Rights Bill and the student market
There has been plenty of discussion about how the Renters’ Rights Bill could affect student lettings, particularly around periodic tenancies and possession grounds. While the final details are still to be confirmed, what we are seeing in practice is that the student market remains resilient.
Students continue to plan their housing well in advance, and landlords with fully compliant HMOs are letting faster than ever. Demand has not been impacted by the legislation, and confidence across the sector remains strong.
For larger HMO landlords, Ground 4A the proposed specific ground for student tenancies will ensure the model can continue to operate effectively once the new rules are introduced. We are already planning for this change, and we are reassuring our landlords that the fundamentals of the market remain sound.
What this means for landlords
- List now: the earlier your property goes online, the stronger your chance of catching the peak enquiry period.
- Review presentation: fresh décor, good lighting and updated communal areas directly influence rent levels.
- Stay compliant: HMO licensing, safety checks and accurate tenancy paperwork are more important than ever.
- Use data to your advantage: our internal enquiry and viewing figures give you a clear picture of where demand is strongest.
If you own a student HMO in Newcastle, there is still time to benefit from this surge in activity. We can advise on rent levels, presentation and timing to ensure you achieve the best possible result this season.
Start with a free valuation or explore our landlord services.