Latest Property News | Warwick Estate Agents

Details: Published: 13 June 2025; Hits: 22

Bradford currently tops the table, with six-bed HMOs in the city yielding 15.2% on average.

New analysis from HMO management platform COHO has revealed that larger HMOs deliver higher rental yields across England, with six-bedroom properties achieving the most favourable returns. The findings highlight a clear link between property size and profitability, despite the greater upfront investment required.

Based on current market data, three-bedroom HMOs in England generate an average yield of 7.1%. This figure is derived from an average asking price of £302,546 and a typical monthly rent of £593 per room.

However, yields rise considerably with an extra bedroom. Four-bedroom HMOs currently offer an average yield of 8.5%, supported by an asking price of £336,252, only slightly above that of a three-bed property.

Yields are strongest for five- and six-bedroom HMOs, both averaging 8.7% across England.

City-level yields outpacing the national average

In some cities, returns are significantly higher. Bradford leads the way, where six-bedroom HMOs produce an average yield of 15.2%. This is based on an average property price of £228,750 and monthly rental income of £482 per room.

Liverpool and Leicester also perform well, with average six-bed HMO yields of 10.8% and 10.1% respectively.

Bradford also offers the highest average yield for five-bed HMOs at 10.1%, followed by Leicester at 10% and Leeds at 9.8%.

Liverpool ranks highest for four-bedroom HMOs, delivering average yields of 11.9%, ahead of Sheffield (10.2%) and Nottingham (9.6%).

Meanwhile, the strongest three-bedroom HMO yields are found in Newcastle at 10.7%, followed by Manchester (9.8%) and Liverpool (9.3%).

“The most profitable HMOs are located in cities in or towards the north of England where property prices are significantly lower than the likes of London and the south,” said Vann Vogstad, founder and CEO of COHO. “And while London landlords benefit from a much higher monthly rental income, it’s still not enough to offset the large upfront investment to an extent that will bring yields on par with those available in the likes of Bradford or Liverpool.”

Co-living: a potential solution for Southern Landlords

While landlords in the north may achieve strong returns with traditional HMOs, a new model is emerging that may offer better potential in southern markets: co-living.

“Co-living is distinct from HMOs in a number of ways, not least the way in which they are conceived, designed, and managed,” explained Vogstad. “Co-living is, much like the build-to-rent sector, marketed towards well-employed young professionals who are willing to pay a rental premium in order to live in a top quality property with likeminded housemates, onsite amenities and flexible tenancies that suit the world of nomadic lifestyles and remote working.

“For London’s landlords, this presents a massive opportunity. If you can provide a high-spec property with strong on-site services and amenities, you are able to charge significantly higher rents than those typically associated with HMOs. What’s more, a well-branded co-living development can be easily replicated in other locations, even other cities, enabling landlords to build a strong portfolio of co-living assets.

“It’s certainly worth thinking about. While HMO landlords in the north can enjoy incredible yields by delivering nothing more than what HMO tenants expect, in the south it might be time to delve into the unexpected to start attracting a whole new demographic of tenants, otherwise known as the next generation of housemates.”

Details: Published: 09 June 2025; Hits: 46

"The government’s decision not to share the Renters’ Rights Bill Justice Impact Test raises serious questions about transparency and accountability"
- Dr Neil Cobbold - Reapit

The government has declined to publish the Justice Impact Test for the Renters’ Rights Bill, a document that outlines how proposed legislation could affect the UK’s courts and tribunals.

Property technology company Reapit submitted a request to access the test as part of its correspondence with the Ministry of Housing, Communities and Local Government (MHCLG). The Justice Impact Test is a standard government process that departments must complete when proposed changes are expected to impact the justice system. It includes projections on case volumes and any anticipated changes to legal aid requirements. The completed assessment is submitted to the Ministry of Justice.

In a formal response, Baroness Taylor, parliamentary under-secretary of state at the MHCLG, rejected the request, stating: “Justice Impact Assessments are internal government documents which are not routinely published, and therefore I should note that we will not be able to share them with you.”

Baroness Taylor added that MHCLG is working in partnership with the Ministry of Justice and HM Courts and Tribunals Service to plan for the implementation of the proposed reforms, noting: “In the longer term, we expect our reforms to reduce the volume of court possession claims, as only those cases where there is a clear, well-evidenced ground for possession will be able to proceed.”

Despite this, Reapit maintains that the information should be made available to the public. The company argues that withholding the test limits transparency and hampers the ability of stakeholders to assess the full impact of the Renters’ Rights Bill.

“The government’s decision not to share the Renters’ Rights Bill Justice Impact Test raises serious questions about transparency and accountability," comments Dr Neil Cobbold, commercial director at Reapit UKI (pictured). "The estimate of changes in the number of court and tribunal cases is a vital tool for understanding how the legislation will affect the property sector – including case volumes – and whether the justice infrastructure is in place to support the change,"

He added, "With limited time left for parliamentarians to scrutinise the Bill, the refusal to publish this information will stifle meaningful debate. Landlords, tenants, letting agents and legal professionals all need clarity to assess how the Renters’ Rights Bill will impact their operations and access to justice.”

Details: Published: 03 June 2025; Hits: 99

89% of landlords expect to raise rents in the next 12 months

Nearly half of buy-to-let landlords in the UK intend to increase rents ahead of the incoming Renters’ Rights Bill, according to new research by Landbay. The survey found that 44% of respondents plan to raise rents as a direct response to the legislation.

Landlords with mid-sized portfolios are among the most likely to act. Of those citing the Renters’ Rights Bill as their reason for increasing rent, 32% own between four and 10 properties, while 28% hold between 16 and 30. Regionally, properties in the South East are most at risk of rent rises, followed by those in the North West.

These rent increases, which are being implemented in anticipation of the bill, average around 6%, equating to an additional £74 each month. This sits well above the current private rental inflation rate of 3.6%, based on figures from the Office for National Statistics.

Under the new rules, landlords will be restricted to one rent increase per year, and only up to the market rate, the amount a property would fetch if newly listed. Tenants will have the right to challenge rent increases at a first-tier tribunal if they believe the rise surpasses market value.

The move to raise rents ahead of the legislation is partly a response to concerns about the cost impact of upcoming changes. Many landlords remain wary of proposed reforms, especially the scrapping of Section 21, which currently allows them to evict tenants without stating a reason. In an earlier Landbay survey, 75% of landlords voiced concerns about losing this option and the potential difficulty of managing problematic tenants.

The outlook over the next year remains challenging for renters. The survey showed that 89% of landlords plan to increase rents in the coming 12 months. More than one-third intend to raise rents by between 3 and 10%, while only 11% said they have no plans to implement any increases.

“This sharp rise in rents in the short term shows the unintended consequence of this new regulation, as landlords look to act now and pre-emptively raise rents in fear of future cost implications or difficulties and to protect their investments," comments Landbay's sales and distribution director Rob Stanton (pictured). "By forcing the hand of landlords in this way, there is a real risk of worsening the cost-of-living crisis that so many private renters are currently facing."

He added, “Any good and reasonable landlord will agree with protecting the rights of tenants, but they also believe that the rights of the property owner should be protected too. There’s no doubt we need to balance reform with support and safeguards for landlords to make sure that the rental market continues to play the important role it does in the UK’s housing mix.

"While we may not be able to influence government policy or regulation, our role as a BTL lender is to ensure our product range is competitive and delivers exactly what landlords need – whether that’s for purchases or refinancing.”

"Any good and reasonable landlord will agree with protecting the rights of tenants, but they also believe that the rights of the property owner should be protected too"

Details: Published: 02 June 2025; Hits: 66

It may be just the first days of June but some politicians are already agitating for a winter eviction ban.

Green Party Member of the Scottish Parliament Maggie Chapman has made an unsuccessful bid to include such a ban in the Housing (Scotland) Bill, currently going through the Scottish Parliament.

It would have prevented landlords from evicting renters between November and March.

In 2022, the Scottish Greens – then part of the Scottish government – imposed such a ban on private landlords.

Now Chapman tells the media in Scotland: “It is shameful that the Scottish Government has voted against a winter evictions ban. While we may be approaching summer with the coldest months ahead far from our minds, for people at risk of homelessness, the threat of a winter without a roof over their heads is real and fast approaching.

“Every winter, too many people and families are kicked out of their homes, sometimes for unwarranted reasons by landlords who don’t take their obligations seriously.

“We live in an era of sky-rocketing rents, high utility bills and low wages that don’t keep pace. The cost of living crisis is still very much with us. Renters need protections just as much as they did when inflation was at its height.

“But instead of giving renters more rights, the Scottish Government has made it clear that it is on the side of landlords.

“It has favoured the wealthy over working people, which will only serve to deepen inequality and put more people at risk of homelessness.

“I will bring these important protections back at [a later stage] of the Bill, giving the Government and opposition parties the chance to protect people and their families facing crisis, and help to ease the ongoing housing emergency in Scotland.”