The Paying Guests cover art

The Paying Guests

shortlisted for the Women's Prize for Fiction

 Preview
Get this deal Try Premium Plus free
Offer ends December 16, 2025 11:59pm GMT.
Prime members: New to Audible? Get 2 free audiobooks during trial.
Just £0.99/mo for your first 3 months of Audible.
1 bestseller or new release per month—yours to keep.
Listen all you want to thousands of included audiobooks, podcasts, and Originals.
Auto-renews at £8.99/mo after 3 months. Cancel monthly.
Pick 1 audiobook a month from our unmatched collection - including bestsellers and new releases.
Listen all you want to thousands of included audiobooks, Originals, celeb exclusives, and podcasts.
Access exclusive sales and deals.
£8.99/month after 30 days. Renews automatically.

The Paying Guests

By: Sarah Waters
Narrated by: Juliet Stevenson
Get this deal Try Premium Plus free

£8.99/mo after 3 months. Cancel monthly. Offer ends December 16, 2025 11:59pm GMT.

£8.99/month after 30 days. Renews automatically. See here for eligibility.

Buy Now for £16.99

Buy Now for £16.99

About this listen

 'I raced through it, breathing fast and when I had finished had to reread parts of the wonderful early chapters. I don't like historical novels but this is the exception. I shall let a few months go by and then read it all over again with, I'm sure, undiminished pleasure' Ruth Rendall, Guardian

It is 1922, and London is tense. Ex-servicemen are disillusioned, the out-of-work and the hungry are demanding change. And in South London, in a genteel Camberwell villa, a large silent house now bereft of brothers, husband and even servants, life is about to be transformed, as impoverished widow Mrs Wray and her spinster daughter, Frances, are obliged to take in lodgers.

For with the arrival of Lilian and Leonard Barber, a modern young couple of the 'clerk class', the routines of the house will be shaken up in unexpected ways. And as passions mount and frustration gathers, no one can foresee just how far-reaching, and how devastating, the disturbances will be...

This is vintage Sarah Waters: beautifully described with excruciating tension, real tenderness, believable characters, and surprises. It is above all, a wonderful, compelling story.©2014 Sarah Waters Fiction Genre Fiction Literary Fiction Literature & Fiction Women's Fiction Scary Thought-Provoking England

Listeners also enjoyed...

 Into the Wilderness cover art
Crime and Punishment cover art
The Valley of Amazement cover art
Courage Runs Red cover art
Speaks the Nightbird cover art
Bleeding Heart Square cover art

Critic reviews

Absolutely brilliant
Another wild ride of a novel . . . magnetic storytelling
A page-turning melodrama and a fascinating portrait of London on the verge of great change
This novel magnificently confirms Sarah Waters's status as an unsurpassed fictional recorder of vanished eras and hidden lives
I raced through it, breathing fast and when I had finished had to reread parts of the wonderful early chapters. I don't like historical novels but this is the exception. I shall let a few months go by and then read it all over again with, I'm sure, undiminished pleasure
You know you are in the hands of a skilful, confident writer when you read a Sarah Waters book. She slowly reels you in. She weaves plots and themes that creep up and entangle you while you are innocently following her characters. They go about their shadowy business and by the time you raise your head from the page to take a breath, you're hooked
The Paying Guests demonstrates the writerly qualities for which Waters is esteemed, proving as 'fantastically moody and resonant', in terms of the rendering of domestic space, as a novel the author herself described as such and which she once said she would like to have written: Daphne du Maurier's Rebecca
Sickeningly tense - and thumpingly good
You will be hooked within a page . . . At her greatest, Waters transcends genre: the delusions in Affinity (1999), the vulnerability in Fingersmith (2002), the undercurrents of social injustice and the unexplained that underlie all her work, take her, in my view, well beyond the capabilities of her more seriously regarded Booker-winning peers. But The Paying Guests is the apotheosis of her talent; at least for now. I have tried and failed to find a single negative thing to say about it. Her next will probably be even better. Until then, read it, Flaubert, Zola, and weep
A nod towards Little Dorrit also seems perceptible in the book's quiet ending amid the bustle and clamour of London. Unillusioned but tentatively hopeful, it is a beautifully gauged conclusion to a novel of ambitious reach and triumphant accomplishment
A masterpiece of social unease . . . It isn't so much the plot that makes you read on - the novel's armature is a comparatively uncomplicated suspense narrative but barnacled to it is an astonishing accretion of detail . . . A virtuoso feet of storytelling
A seductive thriller
The Paying Guests is so evocative and compelling that all the time I was reading, I had a feeling it was me who had done something terrible, instead of her characters
Brilliantly involving . . . juicy, beautifully observed and not afraid to be explicit
Waters's page-turning prose conceals great subtlety. Acutely sensitive to social nuance, she keeps us constantly alert . . . From a novelist who has been shortlisted for the Booker three times, this is a winner
All stars
Most relevant
Outstanding performance of a beautifully written story set in 1920's England. I didn't know what was going to happen from one chapter to the next and it kept me in suspense right until the very end.
Fantastic.

Not what I expected, but so much more!

Something went wrong. Please try again in a few minutes.
I could not stop listening to this book! Normally I'm not a person who loves deep plots and things being set in the past: I like my lesbian drama to be superficial and be somewhat reliant on on Facebook, or at an absolute REACH Myspace. But I was so intrigued and immersed in this world that I couldn't put it down. A lot of people say the first part is slow and long, but I think the world building, social commentary, and character development (not to mention the romance of course!) absolutely drew me in. It's captivating, it's shocking, though still somehow a bit predictable, but overall it's amazing. Would absolutely recommend, and I can't wait to read more by Sarah Waters.

Captivating

Something went wrong. Please try again in a few minutes.
Juliette Stevenson gives a fantastic performance. She paints a portrait of each character skilfully and beautifully.
The story is engaging and very well written. Highly recommend.

A fabulous 'read'.

Something went wrong. Please try again in a few minutes.
As the story develops this book becomes so gripping. I drove from Cornwall back to Hebden Bridge and the 8 hours just flew by.
Juliet Stevenson reads with true skill giving the characters a presence and reality to your ears.
The best audio book I have enjoyed this year.

Another superb story by Sarah Waters

Something went wrong. Please try again in a few minutes.
best narrator I have heard in a long time and lovely story... thoroughly enjoyed it. just loved it!

Brilliant

Something went wrong. Please try again in a few minutes.
See more reviews