Essential workers are being priced out of London and would have to work the equivalent of almost two full-time jobs to make the average rent “affordable”, according to new research.
Analysis by flatshare website SpareRoom found that a Londoner earning the National Living Wage of £12.21 per hour would have to work 63 hours a week to keep rent within 30% of their gross income, which is the commonly used threshold for what is considered affordable.
Even if the government increases the National Living Wage to £12.70 in the next budget, as reported, a tenant would still have to work 60 hours a week to keep their housing costs affordable.
Those earning the voluntary London Living Wage of £14.80 an hour would also struggle, having to work 52 hours a week to afford an average room in the capital.
SpareRoom says a gross annual salary of £39,804 is needed to rent an average room which costs £995 per month, which is far higher than the income of many frontline and essential workers.
For example, a nursery assistant with an average salary of £24,420 now spends 49% of their income on rent.
Average room prices in London have risen by 37% over the past five years, reaching £995 in the third quarter of 2025.
After peaking at £1,015 at the end of 2023, rents remain close to £1,000 amid continued demand post-pandemic.
SpareRoom director Matt Hutchinson said: “While the Renters’ Rights Act provides much-needed protection to tenants, it does nothing to tackle the problem of already unaffordable rents.
“Either the government needs to do more to help people cover the high cost of living, or it needs to look for creative ways to quickly reduce rents.
“Tenants do not have time to wait for housing construction targets to be met.
He added: “London cannot function without its essential workers; they are the lifeblood of the city but are increasingly priced out.
“Tenant demand continues to increase in suburban and commuter towns such as Esher, Twickenham and Aldershot, as people move further afield in search of cheaper rental prices.
“But long, expensive commutes are not the answer to the capital’s housing problems, especially not for lower-paid shift workers who may work long or anti-social hours.
“This isn’t just a problem in London, it’s happening in other urban areas too. Cities depend on essential workers, as does the economy. This isn’t just a problem for a handful of people, it’s becoming a national epidemic.”