How to price your room to let in London

What rooms actually rent for across London's zones — and how to set a price that fills the room without leaving money on the table.

London room rents vary more by postcode than by almost any other factor. A double room in Zone 2 can cost £900–£1,100; the same size room in Zone 4 might be £650–£800. Pricing correctly means understanding your micro-market, not just "London averages".

Start with your zone and station. Rooms within ten minutes of a Tube or Overground station let faster and command higher rents. If your room is a 20-minute bus ride from the nearest station, price accordingly — tenants factor in the commute cost.

Check comparable listings in your postcode, not just your borough. Hackney and Tower Hamlets have very different price bands even though they are neighbours. Search RoomForRent and filter by your area to see what is live right now.

Factor in bills. "All bills included" rooms typically cost £50–£100 more per month than "bills extra" rooms. If you include bills, say so clearly — it removes a major question and justifies a higher headline price.

Room size and furnishing matter. A small single with a desk commands less than a large double with built-in wardrobes. En-suite rooms in shared houses can add £100–£200 to the monthly rent in central areas.

Avoid the two classic mistakes: pricing too high because you need the income (the room sits empty and you earn nothing), and pricing too low because you want it gone quickly (you attract less reliable tenants and leave money on the table). Price at market, adjust after two weeks if enquiry volume is low.