Average room rent 2026 for London, Manchester and Birmingham from SpareRoom's Q2 2026 data, plus what the figures include and how to judge a room's price.
Short answer: according to SpareRoom's rental data for April to June 2026 (Q2 2026, published July 2026), the average room costs about £915 a month in Greater London, £680 a month in Manchester and £612 a month in Birmingham. The UK average is £761. These are average asking rents for rooms in shared homes, and they include bills.
Average room rent in 2026 at a glance
| Area | Average monthly room rent (Q2 2026) | Change on a year earlier |
|---|---|---|
| Greater London | £915 | -0.2% |
| Inner London | £979 | +0.3% |
| Outer London | £794 | -0.6% |
| Manchester | £680 | -0.6% |
| Birmingham | £612 | +0.5% |
| Whole of the UK | £761 | +0.5% |
Source: SpareRoom Rental Index, Q2 2026 compared with Q2 2025. London and UK figures are from the SpareRoom Rental Index. Birmingham is from SpareRoom's Q2 2026 renter budgets data. Manchester is from SpareRoom's Q2 2026 city figures as reported by Landlord Today. SpareRoom updates these figures every quarter, so check the source for the latest numbers.
What the averages include
- Bills are included. SpareRoom's averages are based on room ads that include bills. If a room you are looking at has bills on top, add a realistic amount before you compare it with these figures.
- They are asking rents. The figures are what landlords advertised, not what people finally agreed.
- They are averages. Half the rooms cost less and half cost more. A small single room and a large double with its own bathroom are both in the same figure.
- Rooms only. Whole flats and houses are not included, so these numbers are not comparable with one-bed flat rents.
London: £915 a month on average
London is still the most expensive place to rent a room, but prices have levelled off. The Greater London average fell slightly, by 0.2%, on a year earlier. Inner London averages £979 and outer London £794.
The postcode makes a big difference. SpareRoom's Q2 2026 figures put East London (E) at £933 and North London (N) at £937, while West London (W) was £1,043 and the City (EC) £1,281. SpareRoom lists East Ham (E6), Manor Park (E12) and Forest Gate (E7) among the inner London postcodes with average room rents under £800.
If you are on a tighter budget, look further out along a Tube, Overground or Elizabeth line route and compare the total cost of rent plus travel. See rooms to rent in London.
Manchester: £680 a month on average
Manchester's average room rent was £680 in Q2 2026, down 0.6% on the year before. Rooms close to the city centre and the universities usually cost more than those in outer areas. Salford, next door, averaged £701 in the same SpareRoom figures.
Compare rooms by area and by what is included, such as a double bed, an en suite or a cleaner for shared spaces. See rooms to rent in Manchester.
Birmingham: £612 a month on average
Birmingham's average was £612 a month, up 0.5%. SpareRoom's data shows that the average budget people gave in Birmingham room-wanted ads was £583, about £29 a month below the average rent. That gap means well-priced rooms can go quickly.
See rooms to rent in Birmingham.
How to tell if a room is fairly priced
- Convert to a monthly figure. If the rent is weekly, multiply by 52 and divide by 12. Do not multiply by four.
- Add the bills. Gas, electricity, water, broadband and council tax can add a lot. Ask which are included and how shared bills are split.
- Compare like with like. Look at rooms of the same size, in the same area, with the same bathroom setup.
- Count the travel. A cheaper room with a long, expensive commute can cost more overall.
- Be wary of very low prices. A room far below the average for its area can be a scam. Read how to spot a fake room listing.
Other costs to budget for
- A deposit. For most tenancies in England it is capped at five weeks' rent.
- Your first month's rent, usually paid before you move in.
- Contents insurance, if you want your belongings covered.
- Travel costs from the new area to work or study.
On RoomNest, searching and requesting a viewing are free, and no payment is taken on the site. The deposit and rent are agreed with the landlord after you have seen the room.