Britains Largest Student Landlord Moves Focus to Top Universities as Rental Growth Slows

Unite Group, the United Kingdom’s largest student accommodation provider, is shifting its portfolio towards the nation’s leading universities. The company, which manages 68000 beds largely for first year students, is expediting the disposal of properties in cities with weaker demand while increasing investment in areas with top performing institutions such as those in the Russell Group.

This strategic realignment comes as Unite faces subdued rental growth and lower demand in several regional cities. While a majority of its portfolio continues to deliver robust occupancy and income growth, the group has encountered specific challenges where supply exceeds demand and student numbers are less assured. As a result, Unite aims to boost its so called high tariff weighting from 64 percent to 80 percent concentrating efforts where students perceive greater academic value.

Unite has set an occupancy target between 93 percent and 96 percent for the 2026–27 academic year and expects rental growth of 2 percent to 3 percent. This is below expectations previously outlined by industry analysts. Shares in Unite have declined almost 40 percent over the year, reaching a ten year low and valuing the group at about £2.6 billion.

Joe Lister, Unite’s chief executive, maintains a positive outlook rooted in rising domestic university enrolments and the mobility of international students. However, the company acknowledges challenges posed by stricter visa regulations and questions about the value of some degrees, which are impacting the student letting sector. The decline in Chinese student numbers in particular has affected demand and occupancy for several providers, including Unite’s newly acquired competitor Empiric Student Property.

The acquisition of Empiric, which targets students beyond their initial university year and a significant postgraduate population, has been cleared by competition authorities. Unite plans to prioritise partnerships with universities going forward, with one new joint venture targeted per year. Current collaborations include delivering thousands of new beds alongside Newcastle University and Manchester Metropolitan University.

Unite intends to generate between £300 million and £400 million annually through property disposals, with potential allocation of capital for share buybacks. The company sees a path to renewed earnings growth from 2027, underpinned by cost savings and increased rental income in core markets. This repositioning is seen as essential amid evolving student preferences and ongoing sector headwinds.