Garden space has moved from being a “nice extra” to a feature that many tenants actively look for when choosing a house share. For HMO investors and landlords, this matters because what tenants want directly affects demand, rent levels, and how long people stay.

Any investor looking to buy an HMO should take garden space seriously. Covid made it more apparent than ever that cabin fever sets in when people are limited to indoor living. When tenants are working from home, studying, or simply spending more time in the property, having access to outdoor space can be the difference between a home that feels liveable and one that feels cramped.

A good garden gives tenants the ability to step outside, reset, and enjoy fresh air without needing to “go out” in the usual sense. That small daily benefit has a big impact on how people experience a shared home.

Covid changed expectations, and those expectations stayed

During lockdown periods, many tenants realised how important it is to have access to a private outdoor area. Even after restrictions ended, the desire did not disappear. People now place higher value on space, light, and the ability to spend time outdoors, especially if they are living in a shared environment.

In an HMO, tenants already compromise on certain things, kitchens, hallways, and sometimes living rooms. A garden is one of the few spaces that can feel calm and personal, even in a busy property. It gives tenants somewhere to breathe.

A garden improves tenant wellbeing in a shared home

HMOs are, by design, higher density living. That can work brilliantly when the property is set up correctly, but it can feel intense when there is no relief from shared indoor spaces.

Garden access supports wellbeing because it provides:

• A natural break from noise and shared routines

• A place to decompress after work

• A more balanced lifestyle for people who spend long hours inside

• Better mental health outcomes linked to fresh air and natural light

• Space for hobbies and simple routines, reading, stretching, growing plants

Even tenants who do not describe themselves as “outdoorsy” often use gardens more than they expect, especially in spring and summer, and particularly when working from home.

Gardens support tenant retention by reducing friction

Tenant retention is often influenced by how the property feels over time. When tenants are comfortable, they renew. When they feel boxed in, they start browsing for alternatives.

In HMOs without gardens, the property can feel like it has only one mode: inside. Over weeks and months, that can increase dissatisfaction, especially for tenants who value personal space and quiet.

A garden gives tenants options. They can take a call outside, eat dinner outdoors, or simply have five minutes of fresh air without leaving home. Those small routines make the property feel more liveable and can reduce the likelihood of tenants moving on at the end of their term.

Higher retention matters because it reduces void periods, remarketing time, and turnover costs.

Higher rents are easier to justify when the lifestyle is better

A garden can help support higher rents because it improves the overall offer. Tenants do not only pay for a room, they pay for the living experience that comes with it.

When listings are compared side-by-side, garden access can be a deciding factor. In many areas, a well-presented garden helps:

• Increase enquiry levels

• Improve viewing-to-application conversion

• Reduce negotiation on price

• Support premium positioning of the property

This is especially true when the garden is clearly maintained and usable, rather than an overgrown space that looks like extra hassle.

Gardens increase tenant desirability and broaden your market

Not every tenant needs a garden, but a large share will strongly prefer one. A garden also expands who your property appeals to, including:

• Remote and hybrid workers who want breaks outdoors

• Tenants who enjoy socialising in warmer months

• People who value wellbeing and routine

• Tenants who stay longer because the home feels more complete

In a competitive market, anything that makes your property stand out for the right reasons makes a difference.

Practical considerations, a good garden must be usable

It is not enough to have “some outdoor space” on paper. For a garden to genuinely add value in an HMO, it should be:

• Safe, secure, and well-fenced

• Low-maintenance and easy to keep tidy

• Designed for actual use, seating, lighting, defined areas

• Kept clean and managed like any other shared area

A tidy garden signals good management. It reassures tenants that the property is looked after properly.

A long-term approach shaped by experience

For over 34 years, we have always developed HMO properties with gardens. We never entertain properties that do not have a garden, and we never will. That is not a marketing stance. It comes from experience managing HMOs at scale and seeing what drives demand, stability, and long-term performance.

A garden supports tenant wellbeing, boosts desirability, improves retention, and strengthens rent potential. Those outcomes are not theoretical, they show up in lower voids, better applicants, and a better tenant experience.

The bottom line

Garden space is essential in HMO properties because it improves how tenants live day-to-day. Covid highlighted how quickly cabin fever sets in without access to outdoor space, but the value goes beyond lockdown conditions.

A great garden helps attract tenants, encourages them to stay, supports higher rents, and creates a healthier shared living environment. For investors, it is a practical feature with commercial impact, and in modern HMOs, it is increasingly expected rather than optional.