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This blog post covers everything you need to know about current rental prices in Sheffield, from studios to 2-bedroom apartments, and we keep it updated regularly.
We also look at which Sheffield neighborhoods rent best, what tenants are looking for, and what landlords should budget for in 2026.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Sheffield.
Insights
- Sheffield rents have grown around 5% year-over-year, but the pace is slowing compared to the post-pandemic surge, with 2026 growth expected between 3% and 5%.
- Studios in Sheffield typically rent for about £660 per month, which is roughly 3% below one-bedroom averages because tenants trade space for location.
- Kelham Island commands some of the highest rents in Sheffield, with modern 2-bedroom apartments often asking £950 or more per month.
- Sheffield's two major universities create a predictable July-to-September demand spike that landlords can use to time listings for maximum occupancy.
- The typical vacancy rate in Sheffield sits around 2% to 3%, which signals a tight rental market where well-priced properties move quickly.
- Properties near Sheffield's tram stops or university campuses often let within 7 to 14 days, compared to around 25 days for the broader UK market.
- Energy efficiency upgrades are now among the best ROI renovations in Sheffield because tenants increasingly factor running costs into their rental decisions.
- Council Tax in Sheffield ranges from about £130 to £200 per month depending on band, and landlords typically cover this during void periods.
- Furnished rentals dominate the student and young professional segments in Sheffield, while families in Fulwood and Dore usually prefer unfurnished homes.
What are typical rents in Sheffield as of 2026?
What's the average monthly rent for a studio in Sheffield as of 2026?
As of early 2026, the average monthly rent for a studio in Sheffield is around £660 (approximately $840 USD or €770 EUR), based on our analysis of achieved rents and portal listings.
Most studios in Sheffield fall within a realistic range of £620 to £700 per month (roughly $790 to $890 USD or €725 to €820 EUR), with the lower end representing older stock and the upper end covering modern city centre units.
The main factors that cause studio rents to vary in Sheffield include location (central areas like Kelham Island command premiums), whether bills are included, building age, and proximity to the University of Sheffield or Sheffield Hallam University.
What's the average monthly rent for a 1-bedroom in Sheffield as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Sheffield is around £710 (approximately $900 USD or €830 EUR), reflecting a modest increase from late 2025 official figures.
The realistic range for most 1-bedroom apartments in Sheffield runs from £680 to £760 per month (roughly $865 to $965 USD or €795 to €890 EUR), depending on condition and location.
For 1-bedroom rentals in Sheffield, areas like Hillsborough and Walkley tend to have the cheapest rents, while Kelham Island and the City Centre command the highest prices due to their modern stock and lifestyle appeal.
What's the average monthly rent for a 2-bedroom in Sheffield as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Sheffield is around £900 (approximately $1,145 USD or €1,055 EUR), based on official data adjusted for recent market trends.
Most 2-bedroom apartments in Sheffield fall within a realistic range of £830 to £980 per month (roughly $1,055 to $1,245 USD or €970 to €1,145 EUR), with condition and location driving the spread.
For 2-bedroom rentals in Sheffield, neighborhoods like Attercliffe and Darnall offer some of the cheapest options, while Kelham Island and Fulwood sit at the expensive end with asking rents often exceeding £950 per month.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Sheffield.
What's the average rent per square meter in Sheffield as of 2026?
As of early 2026, the average rent per square meter in Sheffield is around £15 per month (approximately $19 USD or €17.50 EUR), based on typical apartment sizes and current rent levels.
The realistic range across Sheffield neighborhoods runs from £13 to £17 per square meter per month (roughly $16.50 to $21.60 USD or €15.20 to €19.90 EUR), with older suburban stock at the low end and new-build city centre apartments at the high end.
Compared to other major English cities, Sheffield offers relatively affordable rents per square meter, sitting below Manchester and Leeds while providing similar urban amenities and job market access.
Property characteristics that push rent per square meter above average in Sheffield include modern construction, high energy efficiency ratings, premium locations like Kelham Island, and features like balconies or allocated parking.
How much have rents changed year-over-year in Sheffield in 2026?
As of early 2026, rents in Sheffield have increased by approximately 3% to 6% year-over-year, with a central estimate around 4.5% based on the latest available data.
The main factors driving rent changes in Sheffield this year include continued strong demand from university students, limited new rental supply coming to market, and affordability pressures pushing renters from more expensive cities like Manchester.
This year's rent growth in Sheffield represents a slowdown compared to the previous year's trend, when growth exceeded 5%, reflecting a broader UK pattern of cooling rental inflation after the post-pandemic surge.
What's the outlook for rent growth in Sheffield in 2026?
As of early 2026, Sheffield rents are projected to grow by approximately 2.5% to 5% over the coming year, with prime central areas likely outperforming suburban locations.
Key factors likely to influence Sheffield rent growth in 2026 include the city's two large universities maintaining steady demand, continued in-migration from pricier Northern cities, and limited new-build rental supply in desirable areas.
Neighborhoods in Sheffield expected to see the strongest rent growth include Kelham Island, City Centre, and Broomhill, where walkability, amenities, and proximity to universities or employment hubs keep demand consistently high.
Risks that could cause Sheffield rent growth to differ from projections include a potential economic downturn affecting tenant affordability, interest rate changes impacting landlord costs and supply, or unexpected new development increasing rental stock.
We have made this infographic to give you a quick and clear snapshot of the property market in the UK. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Sheffield as of 2026?
Which neighborhoods have the highest rents in Sheffield as of 2026?
As of early 2026, the top three neighborhoods with the highest average rents in Sheffield are Fulwood, Kelham Island, and the City Centre, where 2-bedroom apartments typically range from £950 to £1,100 per month (approximately $1,200 to $1,400 USD or €1,110 to €1,290 EUR).
These Sheffield neighborhoods command premium rents because Fulwood offers large family homes with excellent schools, Kelham Island provides trendy industrial-chic apartments with a vibrant food and bar scene, and the City Centre delivers convenience with direct rail access and walkable amenities.
Tenants who typically rent in these high-rent Sheffield neighborhoods include senior professionals, dual-income couples without children, relocating executives, and young professionals prioritizing lifestyle over space.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sheffield.
Where do young professionals prefer to rent in Sheffield right now?
The top three neighborhoods where young professionals prefer to rent in Sheffield are Kelham Island, the Ecclesall Road corridor, and Nether Edge, all offering a mix of nightlife, cafes, and easy city access.
Young professionals in these Sheffield neighborhoods typically pay between £700 and £900 per month (approximately $890 to $1,145 USD or €820 to €1,055 EUR) for a 1-bedroom apartment, depending on building age and exact location.
The specific amenities that attract young professionals to these Sheffield neighborhoods include walkable bars and restaurants, independent coffee shops, good cycling infrastructure, fast broadband, and short commutes to major employers in the city centre.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Sheffield.
Where do families prefer to rent in Sheffield right now?
The top three neighborhoods where families prefer to rent in Sheffield are Fulwood, Ecclesall, and Totley, all offering larger homes, quieter streets, and access to green spaces.
Families renting 2-3 bedroom homes in these Sheffield neighborhoods typically pay between £1,000 and £1,400 per month (approximately $1,270 to $1,780 USD or €1,170 to €1,640 EUR), with Fulwood at the higher end.
The specific features that make these Sheffield neighborhoods attractive to families include highly rated primary and secondary schools, parks and outdoor spaces, lower traffic, and a strong sense of community.
Top-rated schools near these family-friendly Sheffield neighborhoods include Tapton School, High Storrs School, Ecclesall Primary, and Dore Primary, all of which consistently receive strong Ofsted ratings.
Which areas near transit or universities rent faster in Sheffield in 2026?
As of early 2026, the top three areas near transit or universities that rent fastest in Sheffield are Broomhill (near the University of Sheffield), Hillsborough (on the tram line), and the City Centre (near Sheffield Hallam and the train station).
Properties in these high-demand Sheffield areas typically stay listed for only 7 to 14 days before reaching "let agreed" status, compared to around 25 days for the broader UK rental market.
The typical rent premium for properties within walking distance of Sheffield's tram stops or universities is around £50 to £100 per month (approximately $65 to $130 USD or €60 to €115 EUR) above comparable properties in less connected locations.
Which neighborhoods are most popular with expats in Sheffield right now?
The top three neighborhoods most popular with expats in Sheffield are the City Centre, Kelham Island, and Broomhill, all offering easy relocation, international communities, and straightforward access to transport links.
Expats renting in these Sheffield neighborhoods typically pay between £750 and £1,000 per month (approximately $950 to $1,270 USD or €875 to €1,170 EUR) for a well-located 1-2 bedroom apartment.
The specific features that attract expats to these Sheffield neighborhoods include serviced-style apartments, proximity to the main train station, English language support, and a cosmopolitan atmosphere with diverse dining options.
The nationalities and expat communities most represented in these Sheffield neighborhoods include academic researchers from across Europe and Asia (particularly near the universities), healthcare professionals from South Asia, and international business relocations linked to advanced manufacturing.
And if you are also an expat, you may want to read our exhaustive guide for expats in Sheffield.
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Who rents, and what do tenants want in Sheffield right now?
What tenant profiles dominate rentals in Sheffield?
The top three tenant profiles that dominate Sheffield's rental market are university students, young professionals, and sharers (people splitting rent to reduce costs).
In Sheffield, students account for roughly 35% to 40% of the rental market due to the two major universities, young professionals make up around 25% to 30%, and sharers represent approximately 15% to 20% of tenants.
Students in Sheffield typically seek shared houses or studios near campuses, young professionals look for 1-2 bedroom apartments in lifestyle areas like Kelham Island, and sharers often target larger properties in affordable zones like Hillsborough or Crookes.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Sheffield.
Do tenants prefer furnished or unfurnished in Sheffield?
In Sheffield, approximately 55% to 60% of tenants prefer furnished rentals, while 40% to 45% prefer unfurnished, with the split driven largely by tenant type and expected tenancy length.
The typical rent premium for a furnished apartment in Sheffield compared to unfurnished is around £50 to £100 per month (approximately $65 to $130 USD or €60 to €115 EUR), covering basic furniture and appliances.
Tenant profiles in Sheffield that tend to prefer furnished rentals include students, short-term professional relocations, and international tenants, while families and longer-stay renters in areas like Fulwood and Dore generally choose unfurnished to bring their own furniture.
Which amenities increase rent the most in Sheffield?
The top five amenities that increase rent the most in Sheffield are allocated parking, bills-included packages, high energy efficiency ratings, fast broadband, and in-building laundry or a washer-dryer.
In Sheffield, allocated parking can add £40 to £75 per month (approximately $50 to $95 USD or €45 to €90 EUR), bills-included packages add £100 to £150 (covering energy and water), and high energy efficiency or fast broadband each add around £25 to £50 per month to achievable rents.
In our property pack covering the real estate market in Sheffield, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Sheffield?
The top five renovations that get the best ROI for rental properties in Sheffield are energy efficiency upgrades (insulation, draft-proofing), modern kitchens, updated bathrooms, layout improvements to create home offices, and fresh, neutral interior decoration.
Energy efficiency upgrades in Sheffield typically cost £1,500 to £4,000 (approximately $1,900 to $5,100 USD or €1,750 to €4,700 EUR) and can increase rent by £30 to £60 per month, while kitchen and bathroom updates costing £3,000 to £7,000 can add £50 to £100 per month.
Renovations that tend to have poor ROI for Sheffield landlords include luxury finishes that exceed local rent ceilings, swimming pools or hot tubs, and highly personalized design choices that limit tenant appeal.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UK versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How strong is rental demand in Sheffield as of 2026?
What's the vacancy rate for rentals in Sheffield as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in Sheffield is around 2% to 3%, indicating a tight market where most properties find tenants quickly.
Vacancy rates across Sheffield neighborhoods range from under 2% in high-demand areas like Broomhill and Kelham Island to around 4% to 5% in less connected outer suburbs with weaker transport links.
Sheffield's current vacancy rate of 2% to 3% is below the historical average of around 4% to 5%, reflecting ongoing supply constraints and strong demand from the city's large student and professional population.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Sheffield.
How many days do rentals stay listed in Sheffield as of 2026?
As of early 2026, the average number of days rentals stay listed in Sheffield is around 14 to 28 days, with well-priced properties in prime locations letting faster.
Days on market in Sheffield range from 7 to 14 days for modern apartments in Kelham Island or near universities, up to 35 to 45 days for larger family homes in less central areas where the tenant pool is smaller.
Sheffield's current days-on-market figure represents a slight increase compared to one year ago, when the market was even tighter, reflecting the broader UK trend of a cooling rental frenzy.
Which months have peak tenant demand in Sheffield?
The peak months for tenant demand in Sheffield are July through September, driven by students moving for the new academic year and graduates starting jobs.
The specific factors driving Sheffield's seasonal demand pattern include the University of Sheffield and Sheffield Hallam University academic calendar, corporate relocation timelines, and families wanting to move before the school year begins.
The months with the lowest tenant demand in Sheffield are typically November through January, when fewer people relocate due to the holidays, shorter days, and a preference to avoid winter moves.
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What will my monthly costs be in Sheffield as of 2026?
What property taxes should landlords expect in Sheffield as of 2026?
As of early 2026, landlords in Sheffield should expect to pay Council Tax during void periods, which ranges from around £1,590 to £2,385 per year (approximately $2,020 to $3,030 USD or €1,860 to €2,790 EUR) for Bands A through D.
The realistic range of annual Council Tax in Sheffield runs from about £1,590 for Band A properties (roughly £130 per month) up to £2,385 for Band D (roughly £200 per month), with higher bands applying to more valuable properties.
Council Tax in Sheffield is calculated based on the property's valuation band (set by 1991 property values) and the rates set annually by Sheffield City Council, with landlords responsible during vacant periods unless they qualify for exemptions.
Please note that, in our property pack covering the real estate market in Sheffield, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Sheffield right now?
The utilities Sheffield landlords most commonly pay on behalf of tenants are energy (gas and electricity) and water, typically in bills-included studio, HMO, or professional house-share arrangements.
When landlords include utilities in Sheffield, the typical monthly cost is around £145 to £175 (approximately $185 to $220 USD or €170 to €205 EUR) for energy based on the Ofgem price cap, plus £30 to £50 for water depending on usage and metering.
The common practice in Sheffield is for tenants to pay their own utilities in standard single-family lets, while landlords include bills in studios, HMOs, and short-term professional rentals to simplify tenant budgeting and attract quick lets.
How is rental income taxed in Sheffield as of 2026?
As of early 2026, rental income in Sheffield is taxed as part of your overall Income Tax liability in the UK, with rates of 20% (basic), 40% (higher), or 45% (additional) depending on your total taxable income.
Main deductions Sheffield landlords can claim against rental income include letting agent fees, property repairs (not improvements), insurance premiums, accountancy costs, and a portion of mortgage interest through the tax credit system.
A common tax mistake Sheffield landlords should avoid is confusing repairs (deductible) with improvements (not deductible), and forgetting to claim the £1,000 property income allowance when it would be more beneficial than itemizing expenses for smaller rental incomes.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Sheffield.
We made this infographic to show you how property prices in the UK compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Sheffield, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| ONS Housing Prices in Sheffield | It's official UK government statistics providing Sheffield-specific rent levels and rent inflation data. | We used it as our primary anchor for Sheffield's average rent levels and bedroom-by-bedroom averages. We carried November 2025 figures forward to produce January 2026 estimates. |
| ONS Private Rent and House Prices UK | It's the ONS headline release that explains UK rent inflation methodology and national context. | We used it to cross-check national rent inflation trends versus Sheffield's local trend. We also used it to keep our 2026 outlook consistent with the wider UK cooling pattern. |
| ONS Private Rental Market Summary Statistics | It's an official dataset built from Valuation Office Agency rents with clear methodology. | We used it to validate what typical median rents look like by bedroom count. We also used it to confirm Sheffield's rent ladder (1-bed less than 2-bed less than 3-bed) matches official distributions. |
| VOA Private Rental Market Statistics | The Valuation Office Agency is the government body that collects rent evidence used in official statistics. | We used it to corroborate the ONS median-rent dataset's underlying source and definitions. We also used it to align our narrative with how government measures private rents. |
| Rightmove Rental Trends Tracker Q2 2025 | Rightmove is the UK's largest property portal, and this report is based on a very large listing dataset. | We used it for market speed signals like average time to let agreed and evidence of easing frenzy. We also used it to support our 2026 outlook of slower growth and more price sensitivity. |
| Zoopla UK Rental Market Report Q3 2025 | It's a primary Zoopla research document describing how their rental index is built. | We used it to cross-check rent inflation expectations and the demand/supply story going into 2026. We also used it to keep our forecasts consistent with an index-based view. |
| Zoopla Rental Market Report June 2025 | Zoopla is a major UK portal with a research team that publishes methodology-backed reports. | We used it to triangulate the expected direction and pace of rent growth. We also used it to tailor our 2026 outlook to areas near big cities, which fits Sheffield's position. |
| Sheffield City Council Tax Bands | It's the local authority's official published Council Tax schedule for the current tax year. | We used it to estimate the main property tax cost tenants see and landlords cover during voids. We translated annual bands into monthly equivalents for easier budgeting. |
| HMRC Rental Income Guidance | It's the official HMRC rulebook summary for how rental income is calculated and taxed. | We used it to explain what counts as rental income and what expenses are typically deductible. We also used it to describe how landlords should think about taxable profit. |
| Ofgem Energy Price Cap | Ofgem is the UK energy regulator, and this is the definitive reference for the price cap. | We used it to set a realistic utilities baseline when landlords include bills in rent. We also used it to avoid guesswork about typical energy costs in early 2026. |
| Yorkshire Water Charges Scheme 2025/26 | It's the water company's official charges scheme for the region that includes Sheffield. | We used it to ground water and wastewater cost assumptions when landlords include water in rent. We also used it to explain why water costs vary based on metering. |
| English Private Landlord Survey 2024 | It's an official government survey describing England's landlord population and behavior. | We used it to support tenant and landlord practice descriptions with evidence-based data. We also used it to avoid relying on stereotypes when describing the private rental sector. |
| English Housing Survey 2023-24 | It's the flagship government survey on renters, affordability, and housing conditions in England. | We used it to describe tenant profiles and affordability pressures in a careful, data-led way. We also used it to explain why good condition and efficiency are increasingly priced into rents. |
| University of Sheffield Facts and Figures | It's the official university page showing enrollment numbers that drive local rental demand. | We used it to quantify Sheffield's student population and explain seasonal demand patterns. We also used it to identify which neighborhoods benefit from university proximity. |
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