How much does a room in London really cost?

What the average actually tells you

Across Greater London, rooms were advertised at an average of £932 a month between July and September 2026, and £1,002 in inner London (SpareRoom). Those are asking rents with bills included. So a room at £930 with everything thrown in is about average, while a room at £930 with bills on top is well above it. The spread is wide too. In Manor Park (E12) the average was £752, and in South Kensington (SW7) it was £1,682.

When the bills aren't included

Energy is the big one. The price cap puts a typical home at £1,723 a year from October 2026 (Ofgem). Split between three of you, that's roughly £48 each a month, more in a cold winter or a draughty flat. Water averages about £640 a year in England and Wales, and Thames Water's average is £658 (Water UK, via MoneySavingExpert), which is around £18 each across three people. Broadband is one contract for the whole flat, so your share is small.

Council tax depends on your agreement

If each of you rents your own room on a separate agreement, the landlord usually pays the council tax, not you. If you're all on one joint tenancy, you're responsible for it together. On a Band D home in 2026–27 that's £1,020 a year in Wandsworth and £2,608 in Kingston, so roughly £28 to £72 each a month across three people. Ask at the viewing which kind of agreement it is, because that answers the council tax question too.

Comparing two rooms

Say Room A is £950 with every bill and council tax included. Room B is £830 with nothing included, on a joint tenancy. Add £48 for energy, £18 for water and £50 for council tax, and Room B comes to about £946 before broadband. They cost the same. And if Room B is in Kingston, it's the dearer one. So work out the all-in monthly figure for each room, then compare.

Two budgets, side by side

The money you need to move in

You'll pay a deposit, and usually your first month's rent before you move in. The deposit is capped at five weeks' rent (six if the yearly rent is £50,000 or more), and a holding deposit at one week's rent, whether you're a tenant or a lodger. The holding deposit should come off your deposit or first month's rent once you sign. If your landlord doesn't live there, they also can't ask for more than your first month's rent in advance, a rule in force since May 2026. Landlords and agents can't charge you for references, admin or setting up the agreement. A lodger's deposit doesn't have to go into a protection scheme, though, which our deposit guide explains.

Getting your things there

Then there's the move itself. A small man-and-van job in London, where you do the loading, typically comes to about £70 for two hours. Expect closer to £46 an hour if you want the driver to help carry (Compare The Man and Van, March 2026). Many rooms come furnished, but check before you sign, because an unfurnished room means buying a bed and somewhere to put your clothes. And don't send money before you've seen the room. Our guide to rental scams shows what to look for, and the room-viewing checklist covers what to ask about bills while you're there.