Residential
Student accommodation and co-living. Is the site right for it?
Purpose-built student accommodation and co-living provide rooms or studios with shared kitchens, lounges and workspace, let and managed by an operator. They can make more of a site near a university or a town centre than ordinary homes, but the planning rules, design standards and operators are specialist, and they differ from council to council.
Who it is for
For owners of sites and buildings near universities, transport and town centres, for investors and developers looking at student or co-living schemes, and for owners of offices and other buildings that might be converted.
What to consider
- Planning useStudent accommodation and large-scale co-living are usually treated as their own use, outside the normal housing use classes, so they need planning permission and are judged against specific policies.
- Student accommodation in LondonUnder the current London Plan, schemes normally need an agreement with a university or college to house its students, and a share of affordable student rooms. The new draft London Plan, published in July 2026, sets a target of about 31,500 new student bedspaces over ten years, expects schemes to be within about 30 minutes of a university by walking, cycling or public transport, and proposes more flexibility, including payments in place of on-site affordable rooms.
- Co-livingCouncils usually expect minimum room sizes, generous shared space and on-site management, and a contribution to affordable housing, often paid as a sum rather than provided on site. Policies vary widely, and some councils resist co-living altogether.
- Operator and valuesBoth are valued on income, so the operator, the rent per room, occupancy and running costs drive the value. Investors usually want an established operator in place.
- Building safetyTaller residential schemes need approval from the Building Safety Regulator before construction, which affects design, programme and cost.
The options
- Sell with consent to an operator or investorPlanning secured, then the site sold to a specialist developer or operator.
- Forward fundingAn investor funds the build and takes the completed scheme.
- Build and operateYou build and keep the scheme, with an operator running it.
- Convert an existing buildingOffices and other buildings can sometimes be converted, subject to planning and layout.
How we help
- Feasibility studies: what the site or building could become, and what each option costs and returns
- Site identification: finding and securing the right site
- Development management: managing the scheme, including the planning process and the right planning consultant
- Delivery strategy for complex sites
- Project management
Guides
Common questions
Is my site suitable for student accommodation?
Mainly if it is close to a university or college, with good public transport, and the council’s policy supports it. Demand and the planning position need checking before any design work.
What is co-living?
Rented rooms or studios with shared kitchens, lounges and workspace, managed by an operator, usually aimed at young professionals. In planning terms it is normally treated as its own use.
Do I need an operator before I apply for planning?
Not always, but involving one early helps the design suit the way the building will be run, and an investor will usually want one in place.
Can an office be converted to student or co-living use?
Sometimes, but it normally needs planning permission, and the floor plates, windows and services must suit the layout.