Bay Downing, Joint CEO at Downing – How Technology Is Transforming PBSA

Technology, Talent, And The Future Of Purpose Built Living with Bay Downing, Joint CEO of Downing and Co Founder of Aboria Capital. One of the UK's leading vertically integrated living platforms with 6000 plus operational beds across top university cities.

This week, I sat down with Bay Downing to explore how a second generation family business is evolving into a tech enabled, institutionally backed platform shaping the future of student accommodation and urban living.

With property in his DNA, Bay has spent the last eight years working across investment, development, operations and marketing, while helping co found Aboria Capital, Downing's investment management arm. Now Joint CEO alongside Sally O'Brien, he is focused on scaling a business built on legacy, discipline and innovation.

We discuss how AI, automation and data intelligence are transforming operations, how global investors are reallocating into specialist living sectors, and why PBSA and co living continue to present some of the strongest structural tailwinds in UK real estate.

Key Topics Covered In This Episode

✅ The Downing Journey

How a family business grew from HMOs in Liverpool to one of the UK's largest integrated PBSA platforms with more than 6000 beds and 200 employees.

✅ Technology And Operational Excellence

How AI driven enquiry management, outbound calling, workflow automation and predictive analytics are reshaping leasing speeds, customer experience and pricing accuracy.

✅ Institutionalising A Legacy Business

Why Bay co founded Aboria Capital, how the partnership with Jessica Hardman emerged, and what investors are seeking from specialist managers today.

✅ Global Demand And Market Shifts

Insights into international student flows, including a 250 percent surge from the US and Canada, and what that means for UK supply and returns.

✅ ESG, Energy And Responsibility

Bay's role as Director of On Site Energy and how data led energy solutions are helping Downing reduce consumption, lower costs and improve sustainability outcomes for residents and partners.

✅ Leadership, Succession And Culture

What Bay has learned working alongside Sally O'Brien, the importance of alignment across departments, and how Downing continues to evolve without losing its family ethos.

And of course, I asked Bay the big question:

Who are the People, what Property, and which Place would you invest in if you had £500 million to deploy?

If you have thoughts or questions about this episode, drop them in the comments. I would love to hear your take.

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