When you’re planning your next co-living development, it’s tempting to go full Tetris and squeeze in as many bedrooms as possible. More rooms = more tenants = more rent, right?
Well, not always.
Packing your property with extra rooms might boost your rental income on paper, but if the design doesn’t deliver on comfort, functionality, and tenant experience, you could end up with higher turnover and more void periods.
Let’s take a closer look at why less can sometimes be more—and how thoughtful design can help you maximise returns without cutting corners on quality.
Quality vs. Quantity: Striking the Balance
Sure, more rooms mean you can potentially house more tenants, but let’s not forget that tenants are people, not sardines. Cramped layouts, poorly thought-out communal spaces, and a lack of essential amenities can put people off, even at a lower rent.
By prioritising quality over quantity, you’re not just creating a property tenants will want to live in—you’re creating one they’ll want to stay in. And longer tenancies mean fewer headaches (and costs) for you.

What Makes a Quality Room?
No one wants to live in a glorified cupboard, so it’s essential to create rooms that meet, but we always recommend exceed minimum space standards, offering enough room for a bed, desk, and wardrobe without feeling cramped.
Incorporating built-in wardrobes or clever storage solutions can make even smaller rooms feel more functional and organised, giving tenants a sense of ease and practicality.
Natural light is another game-changer; a light, airy room instantly feels bigger and more inviting. Maximising windows and using neutral tones can further enhance the sense of space, creating an environment tenants will love.
Don’t Neglect Communal Areas
Here’s the thing: the more tenants you have, the more strain you’ll put on your communal spaces. Adding an extra bedroom is pointless if it makes your kitchen feel like navigating through rush hour.

What Tenants Expect
A functional kitchen is key to happy tenants, so plenty of counter space, multiple cookers or hobs, and ample storage are non-negotiable.
Comfortable living areas are just as important; a cosy lounge where tenants can relax or socialise is a big selling point, particularly for younger renters who value shared experiences. And let’s not forget the bathrooms—no one enjoys a morning queue for the shower. Ensuring there’s at least one bathroom for every three to four tenants, but ideally as many ensuites as possible, helps avoid frustration and keeps everyone happy.
When communal spaces are designed well, tenants are more likely to tolerate smaller bedrooms because the property feels like a well-rounded home rather than just a place to crash.

More Rooms Can Mean More Maintenance
More tenants equal more wear and tear—think scuffed walls, broken fixtures, and a kitchen that always looks like it’s just hosted a party. If your property can’t handle the demands of a higher tenant count, you’ll end up spending more on repairs than you’ll make in extra rent.
Durable Choices Pay Off
Choosing hard-wearing materials is a smart investment for high-traffic properties. Scratch-resistant flooring, wipe-clean paint, and durable countertops not only maintain their appearance over time but also help reduce maintenance costs.
Practical layouts play a big role too, making it easier for tenants to keep communal spaces tidy. Providing plenty of bins, easy-to-clean surfaces, and convenient storage for cleaning supplies ensures these shared areas remain functional and welcoming.
The ROI of Better Design
The trick to maximising rent isn’t about cramming in as many rooms as possible—it’s about creating a property that tenants are willing to pay more for because it feels like home. This is where thoughtful design comes into play:
Incorporating premium features like en-suite bathrooms, modern finishes, or built-in desks can significantly enhance the appeal of your property, justifying higher rents and attracting tenants willing to pay a premium.
Functional layouts are equally important; a well-designed property not only looks better but works better, leading to happier tenants and fewer void periods. Additionally, properties with thoughtful design often achieve higher valuations, making them more profitable and a stronger investment in the long term.

Final Thoughts: Play the Long Game
While adding more rooms might boost your short-term income, it’s the tenant experience that determines your long-term success. By focusing on quality, functionality, and design, you’ll create a co-living development that not only attracts tenants but keeps them coming back year after year.
At roost, we specialise in helping developers strike the perfect balance between maximising returns and creating spaces tenants love to call home. Ready to make your next co-living development a cut above the rest?
Drop us a line and let's chat about your latest project
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