Student renting guide: Five top tips for students and student landlords in Manchester 

However, with fewer rental homes becoming available and major tenancy reforms now in force under the Renters’ Rights Act, students face a more competitive and unfamiliar market than ever before as they search for the right place to live while they study.

Manchester lettings agency Thornley Groves has shared five practical tips to help students secure the right home, and landlords adapt to the city’s changing student rental market, as many young people begin the next chapter of moving out of home and renting for the first time. 

1. Location, location, location 

For students and student landlords looking to invest, location matters just as much as price. 

• Fallowfield: the centre of student life, close to Platt Fields Park and a short bus ride from the University of Manchester campus, with the famous Curry Mile a 15-minute walk away. 

• Rusholme: neighbouring Fallowfield, popular for slightly lower rents and its doorstep access to the Curry Mile’s restaurants. 

• Withington: a favourite for second and third years wanting a bit more space, located along a major bus route into the universities and city centre. 

• Hulme: within walking distance of the universities, offering strong value for money and consistent demand from students and sharers. 

• City Centre: ideal for those studying at Manchester Metropolitan University or wanting to be close to Oxford Road, with modern apartments available for those prioritising convenience over space.  

Advice for students looking for their next home: The right choice will depend on where they study and what they value most. Fallowfield, Rusholme and Withington are particularly convenient for the University of Manchester and Manchester Metropolitan University, while Hulme offers walkable access to both campuses and the city centre. City-centre living may better suit students at Manchester Metropolitan University or those who prioritise shorter journeys and modern accommodation. We would advise students to compare travel time, transport costs, rent and local amenities rather than choosing on price alone.

Advice for landlords and investors: Start by choosing an area where student demand remains consistently strong. Analysis of Thornley Groves’ current listings shows that Fallowfield, Rusholme, Withington, Hulme and the city centre continue to attract students year after year, giving landlords a clear indication of where demand is concentrated. The properties that are presented in the best possible light and maintained to a high standard are always the first to get snapped up by proactive groups of students. 

2. Understand your rights under the Renters’ Rights Act 

Before signing a tenancy, students should understand how the Renters’ Rights Act affects their contract, notice period and upfront costs, while landlords need to ensure their agreements and letting processes comply with the new rules. The Act, which came into force on 1st May 2026, has changed the way many students rent and how landlords and agents manage tenancies. 

Key changes to be aware of include:

• Fixed-term tenancies have been replaced by rolling, periodic tenancies for most private lets, meaning tenants can give two months’ notice to leave at any point. 

• A new ‘Ground 4A’ has been introduced specifically for student HMOs, allowing landlords to still align lets with the academic year, provided tenants are told at the point of signing, the contract is signed no more than six months before it starts, and at least four months’ notice is given ending between 1 June and 30 September. 

• Rent increases are now capped at once every 12 months and rent bidding wars are banned. 

• Landlords can no longer request large lump sum rent payments upfront at the start of a tenancy, with a maximum of one month's rent in advance permitted. This is most likely to impact international students, who have often relied on paying several months' rent up front, and by those without a UK-based guarantor, since some landlords previously used advance payment as an alternative to referencing. Students in this position may now need to arrange a guarantor, or use a guarantor service, to secure a tenancy. Students can still choose to pay rent in advance voluntarily once a tenancy has started, for example to help with budgeting, but landlords cannot require this as a condition of granting the tenancy. Sponsored international students will not be impacted by the rent in advance change. 

It’s worth noting that university halls of residence and registered Purpose-Built Student Accommodation (PBSA) remain exempt and can still offer fixed-term contracts in line with the academic year. 

Advice for students: Check the notice terms, rent payment schedule and guarantor requirements before agreeing to a tenancy.

Advice for landlords: Review contracts and communications carefully, particularly where they intend to use Ground 4A to regain possession in line with the academic year. Taking advice from an experienced local agent can help both parties understand their responsibilities and avoid problems later in the tenancy.

3. Expect more competition 

Thornley Groves’ latest Quarterly Insights report shows the number of tenants vacating properties across the North West has fallen 27% year on year, while average rents have risen 5% to £2,1224 per calendar month for a student property.

With more tenants staying put in the same property for longer, fewer homes are returning to the market. Students should begin their search early and be ready to act when the right property becomes available. Properties for the 2027/2028 academic year will launch in October, and the highly sought after properties will be let very quickly. 

Advice for students: Students should start their search earlier than they think they need to and set a realistic budget before arranging viewings. When searching as a group, they should agree their preferred areas and essential requirements, then have ID, guarantor details and deposit funds ready. With fewer homes becoming available, being organised can make the difference between securing a suitable property and missing out.

Advice for landlords: Landlords can’t rely on strong demand alone anymore, Homes that are well maintained, properly furnished and ready for modern student living are more likely to attract a wider pool of renters, achieve a stronger rent and encourage tenants to stay longer. Investing ahead of the next letting cycle can also help reduce costly void periods and make a property stand out when students are comparing their options.

4. Check what’s included before you sign 

The cheapest advertised rent will not always be the cheapest option overall. Students should ask for a full breakdown of every expected payment before committing. 

Advice for students: Students should calculate the true monthly cost of a property rather than comparing the advertised rent alone. Check whether gas, electricity, water, broadband and TV Licence are included, confirm whether any usage caps apply, and ask what happens if bills exceed them. Full-time students are exempt from council tax and while no deposit schemes may reduce the initial cost of moving in it can involve non-refundable fees, so compare the total cost carefully before deciding.

Advice for landlords: Landlords should make sure all costs and inclusions clear from the outset to avoid confusion later.

5. Prioritise face-to-face viewing 

No-one should rely on pictures or online videos of a property alone to make their decision about whether a house is right.

Advice for students: An in-person viewing gives students the chance to assess the property’s condition, room sizes, natural light, noise levels, security and the surrounding area, while checking that the home matches its listing. Viewings also provide an opportunity ask questions about maintenance, bills and day-to-day management. 

Advice for landlords: When looking to invest in a student property, taking the time to view and discuss the property properly with an experienced letting agent can reduce misunderstandings and will support a smoother tenancy for everyone when students move in.