Student Housing Bed Rent Calculator

Student housing leases per-bed, not per-unit — revenue density economics.

Beds per unit

Rent per bed

Conventional unit comp

Occupancy %

Concession months

Term months

Per-unit effective revenue

$3,309

Uplift vs conventional

$909

Net effective rent / bed

$870.83

How the math works

Net effective / bed = rent × (1 − concession / term). Unit revenue = beds × net × occ.

$950 × (1 − 1/12) = $871. 4 × $871 × 95% = $3,310 per unit vs $2,400 conventional = $910 uplift.

How to Use

Enter beds per unit.
Enter rent per bed.
Enter parallel unit rent comparable.
Enter occupancy %.
Enter concession months.
Enter net effective terms months (9/12).
Read per-unit revenue vs conventional comp.

Frequently Asked Questions

Per-bed vs per-unit?

Student housing leases per-bed in 2BR/2BA, 3BR/3BA, 4BR/4BA floorplans. Each bed independent lease, own room (usually own bath). Property owner manages roommate matching. Per-bed rent: $600-1,500 in secondary markets, $1,200-2,500 in primary. Per-unit aggregate: 2.5-4× conventional rent for 2-4 bed unit. Density = profit.

Typical student housing lease?

9-month academic year (Aug-May) or 12-month. 9-month: higher effective monthly rent, reduced summer occupancy. 12-month: lower monthly, guaranteed summer revenue. Mix depends on market — core university towns favor 12-month; flex markets favor 9-month. Parental co-signers required (under-21 typically). Individual liability (each roommate only for own bed).

Key metrics?

Preleasing pace: 50% by Feb, 80% by May, 95%+ by August (for Aug delivery). RevPOB (revenue per occupied bed). Rent growth: 3-5% annually recent. Retention: 35-45% (lower than conventional 45-55%, students graduate). Concessions: 0.5-2 months typical for preleasing incentive. Amenity-heavy properties command 10-20% premium.

Purpose-built vs conversion?

Purpose-built student housing (PBSH): Landmark, American Campus Communities, Greystar, EdR (acquired). Conversion: converted apartments near campus. PBSH amenities: gym, pool, study lounge, coffee shop, shuttle — command 20-30% rent premium vs conversion. PBSH cap rates: 5.5-7% stabilized; conversion: 6.5-8%. Institutional PBSH strong asset class, global investor demand.