Studio Bedrooms in HMOs: Are They Worth It?
They are certainly not everyones cup of tea, but we love a studio bedroom in HMO’s. They are a great opportunity to diversify the types of rooms you offer and in the areas we invest we’ve seen a huge increase in demand for studio rooms.
A well-designed studio room can offer more privacy, greater appeal to tenants, and stronger rental yields. But are they right for every property? In this post, we explore when and why they work, what to watch out for, and how to design them well.
Why should you consider adding studio rooms to your HMOs
Studio bedrooms are essentially bedrooms with private facilities, usually a kitchenette and sometimes a small seating or dining area, they tend to still share the communal living space and laundry facilities. Studio bedrooms are particularly attractive in the professional and corporate tenant market. Here’s why they’re worth considering:
1. Increased Rental Income
Studio rooms often command significantly higher rent than standard HMO rooms. In many cases, you’re offering a semi-self-contained living space and tenants are willing to pay a premium for that privacy and convenience.
2. Faster Letting
Because these rooms are closer in feel to a private flat, they tend to appeal to a wider range of tenants. If the design is right, they often let more quickly than standard shared rooms.
3. Less Pressure on Shared Facilities
Adding a kitchenette or en-suite in each studio reduces the strain on the main kitchen & shared facilities. That means fewer complaints, easier management, and happier tenants overall; especially in larger HMOs.
What to Consider Before Adding Studio Rooms
While the benefits are clear, creating studio bedrooms comes with additional complexity and cost. Here’s what you need to think about before you go all-in:
1. Higher Renovation Costs
Including a kitchenette and additional plumbing in each bedroom means more upfront spend on materials, labour, and design. Consider not just the units themselves but also electrics, extractor fans, drainage, and water pressure.
2. Fire Safety & Building Control
Studio rooms often require extra fire protection and ventilation. Adding cooking facilities inside bedrooms usually triggers more scrutiny from:
- Fire officers (requiring a more advanced fire alarm system and heat detectors in every kitchen area)
- Building control (they may require some tweaks to the layouts to make things safe for your tenants)
Always consult early to avoid costly reworks later, all of these should be thought about when tendering for your build team so your quotes include all the works.
3. Compliance Implications
Some councils have stricter rules for studios in HMOs, particularly around minimum room sizes and spacing. You’ll need to make sure the room is big enough for a kitchenette to be allowed, and then check the amenity standards for bedrooms with cooking facilities to see what they require. The minimum is usually a full oven, 2 burner hob, full size fridge with ice box, full size sink with drainer and at least 2 double sockets (not including those used for appliances).
Design Tips: Making Studio Bedrooms Work
When designed thoughtfully, studio bedrooms can be stylish, functional, and compliant. Here’s how to make them shine:
1. Zone the Space
Create visual separation between sleep, cook, and chill or work zones. You’ll want the space to feel like one design overall but with separate areas for each of the functions. Use flooring/rugs, lighting, colours and shelving to define each area; even in a small footprint.
2. Ventilation is Crucial
To avoid cooking smells lingering in the sleeping area, invest in a strong extractor fan and ensure adequate airflow. If possible, add an opening window near the kitchenette.
3. Keep It Light & Cohesive
Use a consistent colour palette and clever lighting to make the space feel larger and more cohesive. Neutral tones with pops of colour in each space work well. Avoid too many colours and patterns, the space will already be busy as it is.
4. Think Smart Storage
Storage is so important in any HMO but even more so in a studio room. Look for opportunities to create more storage. In the kitchen add as many cupboards as you can in the space you’ve designated for kitchen. Use nooks for built in storage or built in wardrobes. Look for multi-use furniture like ottoman beds, fold-out tables. Space is at a premium, so every centimetre counts.
Studio Rooms: A Strong Option When Done Right
If you’re aiming to push your HMO into the premium rental bracket, studio bedrooms are well worth considering. Yes, they come with added renovation costs and stricter compliance requirements, but the returns can be excellent, both in terms of rent and ease of management.
Need Help Designing Studio Bedrooms That Work?
At Aben Interiors, we design and furnish stylish, compliant studio HMO rooms that attract high-quality tenants and deliver strong returns. Whether you’re exploring your first studio HMO or adding studios to an existing portfolio, we can help you get it right, first time.
Get in touch to book a discovery call or download our Partner Pack for more info.
