Bedsits were once one of London's most common forms of low-cost accommodation. In 2026, they have become
significantly rarer — but not extinct. While many London renters assume bedsits disappeared a decade ago,
the reality is more nuanced: some bedsits still exist legally, some operate in a grey area, and others risk
violating modern housing standards.
This in-depth guide explains exactly what a bedsit is in 2026, how the law treats them, what prices you can
expect across London, and whether they are a good option compared to studios or shared houses. If you’re
searching for genuinely affordable accommodation, understanding bedsits is essential.
What Exactly Is a Bedsit in 2026?
A bedsit (short for “bed-sitting room”) is a self-contained single room that combines living,
sleeping, and sometimes limited cooking facilities within one private space, but shares bathrooms or
kitchens with other residents in the building.
The modern 2026 bedsit typically includes:
- A private lockable room
- A bed/living area
- A kitchenette (in some, but not all, bedsits)
- Shared bathroom or shower rooms
- Shared main kitchen in many setups
Bedsits are most commonly found inside HMOs (houses in multiple occupation), especially older
Victorian or Edwardian properties converted into several individual rooms.
Are Bedsits Still Legal in 2026?
Yes — bedsits can still be legal in London — but only if they meet specific criteria.
Since 2019, several regulatory changes significantly tightened the rules around minimum room sizes, fire safety,
and occupancy limits.
Minimum Bedroom Sizes Required for a Legal Bedsit
For a bedsit to be rented legally in 2026, the usable floor area must be at least:
- 6.51 m² for a single adult
- 10.22 m² for two adults
London boroughs often impose their own stricter requirements — for example, Hackney and Waltham Forest typically
require bedsits closer to 8–10 m² at minimum.
Kitchen Facilities Rules
Bedsits may have:
- A private micro-kitchen inside the room, or
- A shared kitchen elsewhere in the building
If the kitchen is shared, the landlord must provide enough appliances proportionate to the number of residents.
Fire Safety Requirements in 2026
Most bedsits qualify as HMOs, meaning landlords must have:
- Interlinked fire alarm systems
- Fire-resistant doors
- Escape route lighting
- Regular inspections and maintenance logs
Poor-quality bedsits often fail in this category — which is why many older illegal bedsits have been shut down.
Why Bedsits Became Much Rarer
A combination of factors caused the decline of bedsits over the past decade:
- Stricter HMO regulations made small rooms unprofitable for landlords
- Minimum room size laws banned tiny “box rooms”
- Student accommodation boom replaced many bedsits near universities
- New-build studios became the modern alternative for single renters
- Local enforcement removed unsafe or illegal conversions
Still, bedsits are not gone. They persist mainly in outer boroughs, older housing stock, or areas with high
student populations.
Typical Bedsit Prices in London (2026)
Bedsits remain cheaper than studios and often cheaper than private rooms in shared houses. Typical 2026
price ranges:
- Cheapest bedsits: £650 – £900 per month
- Mid-range bedsits: £900 – £1,200 per month
- Bedsits with en-suite bathrooms: £1,100 – £1,450
- Bedsits with private kitchenette + en-suite: £1,250 – £1,550
For comparison:
- Studio flats start at £1,000–£1,300 even in cheaper boroughs
- One-bed flats start around £1,300–£1,600+
Thus, bedsits remain one of London’s genuinely affordable accommodation types.
Best Boroughs to Find Bedsits in 2026
While London-wide availability is low, certain boroughs have more bedsits than others due to older housing
stock and past conversion trends.
1. Croydon
Large Victorian houses converted into HMOs provide a steady supply.
Areas like Thornton Heath and South Norwood are especially known for bedsits.
2. Lewisham
Catford, Lewisham Central, and Brockley offer some of the cheapest bedsits in inner London.
Popular with students and young professionals.
3. Harringay & Tottenham (Haringey)
A high density of HMO properties creates a relatively strong market for bedsits.
Expect competitive prices and diverse tenant communities.
4. Newham
Plaistow, Forest Gate, and Manor Park have a mix of older conversions and modern HMO-compliant buildings.
5. Ealing & Acton
Slightly higher pricing, but strong supply due to older West London housing stock and proximity to universities.
Bedsit vs Studio: Which Is Better?
For single renters deciding between the two, here’s a breakdown:
Bedsits — Advantages
- Lowest private rental prices in London
- Larger-than-expected rooms in older homes
- Better sense of community than isolated studio living
- Flexible tenancy agreements
- Ideal for students or first-time renters
Bedsits — Disadvantages
- Shared bathrooms are not suitable for everyone
- Some buildings are outdated
- Noise and privacy vary widely
- Quality fluctuates dramatically depending on landlord
Studio Flats — Advantages
- Fully self-contained and private
- Modern, safe, regulated new builds available
- Better long-term renting experience
Studio Flats — Disadvantages
- Significantly more expensive
- Often much smaller than older bedsits (e.g., 18–22 m² new-build studios)
Red Flags When Viewing a Bedsit (2026 Checklist)
Because bedsit quality varies, tenants should look out for:
- Lack of fire doors or fire alarms
- Kitchens that are too small or shared by too many tenants
- No ventilation or mould presence
- Very small rooms (< 7 m²)
- Unlicensed HMOs
- Poor security, old locks, or inadequate lighting
If anything feels unsafe or non-compliant, walk away — London has enough supply that you do not need to settle
for a dangerous or illegal bedsit.
Who Are Bedsits Best Suited For?
Bedsits remain a strong option for:
- Students on a limited budget
- Single professionals seeking affordable private space
- Temporary London residents not ready for high-priced studios
- Digital nomads seeking flexible tenancies
Will Bedsits Disappear Completely in the Future?
Unlikely — although they are no longer being created in large numbers, existing bedsits have stabilized in the
market. Many landlords are upgrading them into compliant HMO rooms that still function similarly.
With London’s population rising and affordability pressures continuing, bedsits will remain part of the city’s
housing economy for the foreseeable future — just in smaller, more regulated form.
Looking to Rent Out a Bedsit or HMO Room?
If you're a landlord with bedsits, studio rooms, or HMO accommodation to advertise, you can list your property
quickly here:
Add a Listing on FTRLondon.
