Shared Living at a Crossroads: Affordability, Planning and the Future of Housing
THIS discussion brought together experts from across the living sectors to explore affordability, planning reform, investment confidence, renters' rights and the future of housing delivery in the UK.
How do we continue delivering the homes people need in an increasingly challenging environment?
Affordability Remains the Defining Challenge
Across student housing, co-living and later living, affordability emerged as the single issue connecting every sector.
Sean McKeown of Arlington Group highlighted how rising construction costs, inflation, interest rates and policy uncertainty are all feeding into a growing affordability challenge within purpose-built student accommodation (PBSA).
"We've got quite a lot of challenges, but they all lead to that same problem, which is affordability in our space."
Jermaine Brown of Reshape Living pointed to a wider societal issue, noting that many younger people are increasingly locked out of homeownership altogether.
With significant numbers of adults under 40 still living with their parents, the pressure on rental accommodation continues to intensify. For operators and developers, the challenge is no longer simply about creating housing, but creating housing people can actually afford.
Rethinking Amenity and Community
As costs rise, operators are being forced to examine how much amenity space residents truly need and what creates value.
The panel debated whether the sector's pursuit of ever more sophisticated amenities risks pushing developments beyond affordable price points.
Sean McKeown warned against repeating mistakes seen elsewhere.
"There was an amenities arms race in the US. They were putting basketball courts, indoor swimming pools, saunas and tennis courts in – and then the parents stopped paying."
Instead, he argued, the sector should focus on delivering good-quality housing while working more closely with universities and local infrastructure providers.
Paula Broadbent offered a broader perspective, encouraging developers to think beyond individual schemes.
"We need to be thinking about community as a whole."
She suggested that shared amenities could become valuable assets for local communities, helping create stronger places while improving commercial viability.
The Renters' Rights Act: A New Era for Landlords
The recently introduced Renters' Rights Act was another major theme of discussion.
Tom Ferber, founder of HOMIE, believes the legislation will fundamentally reshape the HMO market.
"The era of self-managing a small portfolio of HMOs just got a lot harder."
According to Ferber, increasing regulation, taxation and operational complexity are already encouraging smaller landlords to exit the market, creating opportunities for larger, more institutional operators.
While some panellists welcomed stronger tenant protections, others cautioned that the impact will vary significantly across different housing sectors.
Jessica Hardman, of Arboria Capital, argued that professional operators are likely to be less affected.
"If you're running a really good operation, tenants will stay because they're getting the service and value they expect."
The consensus was that while the reforms may improve standards and confidence in the rental sector, they are unlikely to solve the deeper issue of housing affordability.
Planning Reform: The Industry's Biggest Frustration
If there was one topic that united the panel, it was frustration with the planning system.
Jermaine Brown described the significant upfront costs developers face before a single brick is laid.
For larger residential schemes in London, developers can spend millions of pounds obtaining planning permission and navigating building safety requirements before knowing whether a project will proceed.
"You could be spending £6 million of completely speculative cash just to see if you can get planning."
Jade Chalmers of Howard Kennedy, echoed the frustration from a legal perspective, noting the lengthy delays associated with planning agreements that should take weeks rather than years.
The message was clear: if government wants to accelerate housing delivery, planning reform must remain a priority.
Investment Confidence and the UK's Global Reputation
Beyond planning, Jessica Hardman highlighted a broader concern: how the UK is perceived by international investors.
The living sectors rely heavily on inward investment to fund development, but policy uncertainty and economic volatility are making investors increasingly cautious.
"The UK is not presenting itself in its best light."
Rising energy costs, planning delays and shifting regulatory environments all contribute to an investment landscape that many global investors view as increasingly challenging.
For the panel, rebuilding confidence is essential if the UK is to attract the capital required to deliver future housing needs.
Housing Needs a More Holistic Strategy
One of the most thought-provoking contributions came from Paula Broadbent, who challenged the industry to think more broadly about housing throughout people's lives.
Rather than treating student housing, family housing and retirement living as separate sectors, she argued for a joined-up approach that reflects demographic realities.
"We need policies that match our population."
With one in five people expected to be over 65 by the end of the decade, and significant housing wealth tied up in larger homes, she argued that enabling downsizing and age-friendly living could help unlock movement throughout the wider housing market.
Reasons for Optimism
Despite the challenges, the session ended on a positive note.
The panellists agreed that housing demand remains fundamentally strong. Student numbers continue to grow, rental demand remains high and demographic trends are creating long-term opportunities across every living sector.
Jermaine Brown perhaps summed up the mood best.
"We're a very resilient sector. The demand is there, and there will be a bounce back."
For an industry facing economic uncertainty, political disruption and increasing regulation, resilience may be its greatest strength.
The challenges are significant, but so is the need for the homes these sectors provide. The question is no longer whether demand exists, but whether the industry can overcome the barriers preventing it from delivering at the scale required.
This discussion took place at the Housed Summit at UKREiiF on 19th May 2026.
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The topics in this conversation will be continued on the Housed Shared Living Podcast - listen each week via all major podcast plaforms.