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Emma Thompson
Property Manager
If you’re a Nottingham student landlord, you’ve probably noticed the winds of change sweeping through the local market. As someone who’s been working in lettings here for over a decade, I’ve never seen such a perfect storm of opportunity—and risk. With rising PBSA competition, shifting student expectations, and looming legislative changes, the days of “list it and they will come” are officially over.
Nottingham remains a student powerhouse, with over 70,000 students across the University of Nottingham and Nottingham Trent University. That’s a huge rental market, but landlords can no longer rely on sheer demand alone. According to recent figures, PBSA has added thousands of new beds since 2020, raising the bar for quality and amenities across the board.
In my experience, the average student today is more discerning than ever. They’re comparing traditional HMOs with sparkling new PBSA blocks that come with gyms, study pods, and even rooftop terraces. And guess what? They expect your house to compete.
One of the biggest shifts I’ve seen is in the timing of bookings. Students are house hunting earlier each year, with many groups locking in properties as early as October or November—months before the January rush that used to define the market.
I’ve had countless landlords tell me, “I’ll wait until after Christmas—there’s plenty of time.” My answer is always the same: start early, or risk being left with the leftovers. The best groups—responsible students who pay rent on time—snap up the best houses first. Delay, and you’ll be fighting over the final pickings.
Another game-changer is the expectation of bills included. Ten years ago, landlords would hand over a set of keys and a friendly, “Sort your own gas and water, mate.” Not anymore. With energy prices fluctuating, students want certainty. Bills included means no arguments with housemates over usage, and no surprises at the end of the month.
I’ve also noticed an increasing demand for high-speed Wi-Fi (absolute non-negotiable), ensuite bathrooms, and modern communal spaces. If you’re still offering tired carpets and a clapped-out sofa, you’re going to lose out—simple as that.
If there’s one thing Nottingham landlords consistently underestimate, it’s the licensing minefield. With the City Council’s selective licensing scheme covering nearly all of the city, plus additional licensing for HMOs and Article 4 requirements, compliance is no longer optional. I’ve seen landlords get slapped with fines of £20,000 or more for non-compliance—and trust me, that wipes out any rental profit pretty fast.
If you want to be seen as a trusted student landlord in Nottingham, you need to get ahead of the curve. Make sure your property is licensed, safe, and fully compliant before you even think about marketing.
The upcoming Renters’ Rights Bill is set to ban Section 21 no-fault evictions, enforce periodic tenancies, and tighten rent controls. Many landlords are nervous—and rightly so. But in my view, this is also an opportunity to build stronger relationships with tenants and focus on long-term tenancies.
Those who adapt—offering high-quality homes, competitive rents, and great service—will always have demand. Those who don’t? They’ll be the first to feel the squeeze.
The Nottingham student rental market isn’t dying—it’s evolving. Landlords who treat their houses like proper businesses—investing in quality, presentation, and tenant experience—are the ones who will thrive in this new landscape. The days of offering the bare minimum and expecting maximum returns are over.
So if you’re a Nottingham landlord still on the fence about investing in a new kitchen, modern furnishings, or even a simple marketing overhaul, take it from me: now is the time to act. Students are watching, and they’re choosing the best—not just the cheapest.
And remember: in this market, your reputation is everything. Build a name as a compliant, reliable, and student-friendly landlord, and you’ll never struggle to fill your rooms.
If you want to make the most of Nottingham’s student market, start by asking yourself:
✅ Is my property licensed and fully compliant?
✅ Am I marketing it early enough?
✅ Does it meet the modern student’s expectations?
✅ Am I investing where it matters most?
If the answer to any of those is “maybe,” it’s time to rethink your strategy.
At Student Housing, we’ve helped hundreds of landlords navigate this fast-changing market. From licensing support to top-tier marketing, we’re here to help you stay ahead.
👉 Get in touch with our Nottingham team today and let’s make sure you’re on the winning side of the market shift.
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Property Manager
Emma brings 12 years of property management experience, ensuring all our student accommodations meet the highest standards of quality and safety.
