Unite Students Grapples with Sharp Demand Drop

The UK's leading purpose-built student accommodation (PBSA) provider, Unite Students, has been thrust into the spotlight amid a rapidly evolving higher education landscape. As part of Unite Group plc, the company manages over 64,000 beds across more than 70 university towns and cities, making it the dominant player in a sector worth billions. Recent preliminary results for the year ended December 31, 2025, painted a picture of resilience overshadowed by emerging headwinds. Adjusted earnings rose 9% to £232.3 million, with earnings per share (EPS) climbing 2% to 47.5 pence. However, underlying challenges surfaced, including a dip in occupancy to 95.2% for the 2025/26 academic year—down from a robust 97.5% the prior year—and bookings for 2026/27 lagging at 68% reserved, compared to 71% at the same stage last year.

This slowdown directly correlates with a broader contraction in international student numbers, particularly at the postgraduate taught (PGT) level, where demand has plummeted. Unite's chief executive, Joe Lister, noted that the firm delivered 'strong trading across the majority of our portfolio' but faced 'weaker demand in a small number of cities.' The integration of the recent Empiric Students acquisition adds complexity, with expected income shortfalls contributing to a cautious 2026 outlook: adjusted EPS projected at 41.5-43.0 pence, reflecting occupancy of 93-96% and rental growth of just 2-3%.

International Enrolment Plunge: HESA Data Reveals the Scale

The Higher Education Statistics Agency (HESA) released damning figures on January 27, 2026, confirming a second consecutive year of decline in UK higher education enrolments. Total international students fell 6% to 685,565 in the 2024/25 academic year, with non-EU entrants to PGT courses dropping a stark 10%. First-year non-EU students numbered 377,345, down 5.5%. Countries like India saw a 12% reduction, while Nigeria's numbers halved, amplifying the void in PBSA demand since international students, especially postgraduates, disproportionately rely on such housing.

This isn't isolated; UCAS data shows a 5% rise in domestic 18-year-old applicants for 2026/27, but the international shortfall creates an imbalance. Post-1992 universities and regional institutions bear the brunt, with some reporting drops up to 51%. Russell Group members averaged a 4% decline, but outliers like the University of Sheffield experienced a 26% plunge. For PBSA operators, this translates to voids in high-dependency markets, exacerbating what was already a chronic housing shortage now tipping toward localized oversupply risks.

Visa Restrictions: The Policy Trigger

Government measures since 2024 have reshaped international mobility. The January 2024 ban on dependents for most student visa holders (excluding PhD and research students) slashed family accompaniments. November 2025 hikes in financial maintenance requirements—now demanding higher proof of funds—further deterred applicants. Sponsored study visas plummeted 31% from 2023 peaks, hitting 415,103 in 2024, with ongoing refusals surging for key markets like Pakistan in January 2026 intakes.

Upcoming changes compound this: from January 2027, the Graduate Route visa shortens to 18 months (from two years), curbing post-study work appeal. E-visas fully replace physical stickers by February 25, 2026, streamlining but not easing barriers. These policies, aimed at curbing net migration, have unintended ripple effects on universities' cross-subsidization models, where international fees fund domestic teaching. As one expert put it, 'Visa hurdles are the number one obstacle, with affordability a close second.'

Stakeholders from Universities UK highlight a 'mixed recruitment picture,' urging policy recalibration to sustain global competitiveness. For housing providers, the PGT segment—30% reliant on internationals—has been decimated, prompting urgent pivots.

Photo by Vagelis Karathanasis on Unsplash

Financial Pressures Mount on Providers and Institutions

Unite's share price tumbled 12% to a decade low following the February 24, 2026, announcement, reflecting investor jitters. The firm slashed rents in challenging locales like Bristol, Nottingham, Leicester, Sheffield, and Edinburgh's Burnet Court (from £250/week), trimming tenancies from 51 to 44 weeks to lure tenants. Asset disposals accelerated: £214 million sold in 2025 (Unite's share £142 million), plus £186 million St Pancras Way to a GIC joint venture. Annual sales targets now hit £300-400 million, with projects like Paddington (£147 million) scrapped and Bristol deferred.

Universities face parallel woes. Regional declines strain budgets, with some eyeing mergers or cuts—as seen in recent Greenwich-Kent proposals. The levy on international fees adds insult, squeezing margins further. Yet, transnational education (TNE) surged 8% to 669,950, hinting at diversification.

Regional Disparities: Cities in the Firing Line

Not all markets falter equally. London and high-tariff hubs like Manchester hold firm, buoyed by prestige. But Midlands and northern cities suffer: Unite pinpointed Bristol, Nottingham, Leicester, Sheffield, and Edinburgh as 'most challenging.' Over 1,000 new beds arrived in Bristol and Edinburgh for 2025/26, yet demand lagged, fueling voids.

• Bristol: Deferred 500-bed scheme amid softening.
• Nottingham: Rent reductions to stimulate bookings.
• Sheffield: University enrolments down 26%, hitting local PBSA hard.

This patchwork underscores PBSA's vulnerability to enrolment geography. CBRE forecasts a 200,000+ bed shortfall by 2026 for 2.2 million students, but international drops risk flipping this in pockets.

Strategic Shifts: Aligning with High-Tariff Universities

Unite's response is multifaceted. Portfolio realignment targets 80% high-tariff university linkage (up from 67%), prioritizing institutions demanding top A-levels and UCAS points. University partnerships deepen, with JVs in Newcastle and Manchester set for 4,300 beds by 2030. Cost synergies from Empiric (£17 million annually) and a £100 million share buyback signal confidence.

Broader sector moves mirror this: scaling back development (new supply 50% below pre-pandemic), emphasizing off-campus completions yielding £27 million NOI from 2027. Providers eye modular builds and guarantor services to ease access. For universities, enhanced domestic recruitment and TNE expansion offer buffers—check our analysis of overseas hubs.

Photo by Tanya Prodaan on Unsplash

Domestic Demand and Supply Constraints as Lifelines

Positives emerge: UCAS reports 5% more 18-year-old applicants, driven by population growth and value-for-money perceptions at elite unis. PBSA competes favorably against declining HMOs (houses in multiple occupation). Europe's occupancy averages 96%, with UK poised for recovery if policies stabilize.

Yet, chronic shortages persist—NUS campaigns for 'Fix Student Housing' reforms. Modular construction promises speed and affordability, while public-private partnerships could unlock sites.

Future Outlook: Recovery Paths and Risks

Optimism tempers caution. Lister affirms 'long-term prospects underpinned by growing domestic demand and constrained supply.' Visa tweaks could reverse declines; slight 2025/26 upticks in applications hint at stabilization. Universities pivot to quality over volume, bolstering higher ed jobs resilience.

Risks loom: persistent migration curbs, economic pressures, AI disruptions in assessments. Solutions demand collaboration—government incentives for PBSA, streamlined visas for high-value recruits, uni-led housing strategies. Investors eye bargains in disposals, but sustainability hinges on balanced policy.

For stakeholders, explore Rate My Professor for insights or career advice amid flux. AcademicJobs.com positions as your guide—browse openings.