Campus Suites

What Campus Suites does

Campus Suites is a Toronto-based student housing developer and asset manager founded in 1999, specializing in purpose-built student accommodation (PBSA) delivered through public-private partnerships (P3s) with Canadian universities. The company has developed over 7 million square feet and 20,000+ beds across 24 projects with a cumulative development value exceeding $2 billion, maintaining a 100% on-time project delivery record. Core services include development services (site selection, feasibility, design coordination, and construction management), property management (operating the completed communities), asset management (via its wholly owned Suite Life Group subsidiary), and commercial/retail services covering approximately 120,000 sq ft of mixed-use space within its developments.

The business model combines one-time development and construction management fees with recurring managed services revenue from property and asset management contracts. Distribution is enterprise field sales: Campus Suites pursues P3 Master Development Agreements with universities (typically 70-year terms on university-leased land), wins business through competitive RFP processes, and co-develops projects with capital partners (Forum Asset Management, via FCS Development LP), architectural firms (ARK), and construction partners (Bockstael, Ferguson Gunn, Rise, Woodbourne). Key institutional clients include York University (The Quad Phases 1-3 totaling 2,361+ beds), University of Manitoba (The Arc 570 beds, Align 554 beds), Brock University (Parkway Lofts 543 beds), Ontario Tech University (The Ridge, 454 beds opening Fall 2027), and University of Calgary (proposed The Hub, 351 suites).

The company operates with a lean 1-10 employee structure, outsourcing most project execution to specialized partners while retaining development oversight, property management, and asset management in-house. Campus Suites previously operated in the US market (The Varsity at University of Maryland, Campus Suites on the Lake at Purdue) but divested US assets in 2012 and is now focused on the Canadian market, with an active development pipeline extending into 2027 across Ontario, Manitoba, and Alberta.

Name

Campus Suites

Legal name

Campus Suites Inc.

Website

https://campussuites.com

Company type

Private

Founded year

1999

Operating status

Operating

Headcount range

1–10 employees

Short description

Campus Suites is a Toronto-based student housing developer specializing in purpose-built student accommodation through public-private partnerships with Canadian universities, offering development, property management, asset management, and commercial/retail services.

Ownership category

akta.pro rank

Product category

Student Housing Real Estate Development

NAICS

Rooming and Boarding Houses, Dormitories, and Workers' Camps (72131)

SIC

Services-To Dwellings & Other Buildings (7340), Non-Operating Establishments (9995)

akta.pro primary industry

On-Campus University Housing Management (BPAJAJAA)

akta.pro secondary industries

Student Housing Property Management (BPAJAFAF), Student Housing Facilities & Maintenance Management (BPAJAJAG), Off-Campus / University-Affiliated Housing Management (EDAEAFAB)

Keywords

• Purpose-built student housing
• Student housing development
• Public-private partnerships
• Property management services
• Asset management services

Headquarters

HQ city

Toronto

HQ country

Canada

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Operations, Supply Chain, Personnel, Infrastructure, Marketing or Sales

Revenue model

1. Development Services: Developing purpose-built student housing communities near university campuses. Revenue generated through development fees, construction management, and property sale.
2. Property Management: Managing student housing properties including suites, common areas, amenities, and commercial/retail spaces. Manages over 3,000 beds developed by Campus Suites in Canada.
3. Asset Management: Financial management of properties including cash flow analysis, internal rate of return computation, due diligence for acquisition/disposition, lender relationships, and investor reporting.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels5 records

Core offering

Campus Suites develops, manages, and asset-manages purpose-built student housing communities near university campuses across Canada. The company operates through public-private partnerships (P3s) with universities, handling development from site selection through construction, then providing ongoing property management, asset management (via Suite Life Group), and commercial/retail space management within mixed-use developments.

Product overview

Campus Suites is a student housing real estate development company that offers a comprehensive suite of services including development, property management, asset management, and commercial/retail services for purpose-built student housing. The company operates a portfolio of completed, under development, and proposed student housing communities across Canada and the United States. Key Canadian developments include The Arc (Winnipeg, 570 beds), The Quad Phases 1-3 (York University Toronto, combined 2,361 beds), Align (Winnipeg, 554 beds), Parkway Lofts (Thorold, 543 beds), and The Ridge (Oshawa, 454 beds). The company also completed historical projects including 1Eleven (Ottawa), Parc Cité (Montreal), and previously owned The Varsity (Maryland) and College Suites at Campbell Lane (Kentucky). Services are delivered through core divisions including development services, property management, asset management (via Suite Life Group), and commercial/retail services.

Differentiator

Problem solved

Functional benefit

Products and services

• Development Services Comprehensive development services for purpose-built student housing including site selection, feasibility analysis, design coordination, construction management, and project delivery. Engaged primarily by universities through public-private partnerships.
• Property Management Full-service property management for student housing communities including tenant relations, maintenance, and day-to-day operations management across the Campus Suites portfolio.
• Asset Management Strategic asset management through the Suite Life Group focused on maximizing ROI via financial forecasting, cash flow analysis, due diligence, property valuation, lender relationships, and investor reporting for student housing assets.
• Commercial & Retail Services Management of retail and commercial space operations within mixed-use student housing developments, overseeing approximately 100,000 sq ft of retail and 20,000 sq ft of commercial space across the Campus Suites portfolio.
• The Quad at York University (Phase 1) 812-bed purpose-built student housing community at York University in Toronto with suite-style units, study rooms, cooking lounges, business centres, gym, and 17 commercial businesses. Developed under P3 with Forum Equity Partners (FCS Development LP).
• The Quad Phase 2 at York University

Quantifiable outcome

• 100% on-time project delivery across 24 projects
• +1 more outcomes

Named customers7 records

Segments3 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Ten partnerships are on record, tiered core and minor.

• Forum Asset ManagementcoreStrategic or Co-development PartnerLong-term partnership for developing student housing projects. FCS Development LP is a partnership between Forum Equity Partners and Campus Suites. Forum provides financing and capital for developments including The Quad at York University and Quad Phase 3.
• ARK (Architects + Research + Knowledge Inc.)coreStrategic or Co-development PartnerArchitectural design partner for student housing developments. Designed The Arc, Align, The Quad, The Hub, and Parkway Lofts. Responsible for distinctive architecture including Scandinavian-inspired designs and art installations.
• WoodbourneminorStrategic or Co-development PartnerDevelopment partner for Align Winnipeg project. Woodbourne involved in groundbreaking ceremony and construction phases.
• Rise: A Real Estate CompanyminorStrategic or Co-development PartnerDevelopment partner for the Pembina Highway student housing project (Align) in Winnipeg, working with Campus Suites and ARK.
• Richard + WintrupminorImplementation/ SI/ Consulting PartnerUrban planning and design team working on the student apartment project at 2537 Pembina Hwy, providing planning consultation services.
• Suite Life GroupcoreStrategic or Co-development PartnerInternal acquisitions and asset management division of Campus Suites, launched in 2012. Targets acquisitions and growth in Canada and secondary U.S. markets. Led by Henry Morton, provides personalized service to every project.
• York University Development Corporation (YUDC)coreStrategic or Co-development PartnerUniversity development corporation collaborating with Forum Campus Suites on The Quad student housing project, including Phase 3 development under Ontario's Bill 185.
• CA Student LivingminorStrategic or Co-development PartnerCo-developer with Campus Suites on the 1Eleven hotel conversion project in Ottawa, transforming Holiday Inn at 111 Cooper St. into student residence.
• BockstaelminorImplementation/ SI/ Consulting PartnerConstruction partner involved in Align Winnipeg development, present at groundbreaking ceremony.
• Ferguson GunnminorImplementation/ SI/ Consulting PartnerConstruction partner involved in Align Winnipeg development.

Scale indicators11 records

Recent moves10 records

Expansion highlights5 records

Direct peers

• Article Student Living: Canadian student housing developer and operator; directly comparable to Campus Suites in purpose-built student accommodation (PBSA) development, property management, and Canadian university P3 partnerships.
• Campus Living Centres: Canadian student housing operator managing on-campus residences for universities; competes head-to-head with Campus Suites for university housing management mandates in the Canadian market.
• The Scion Group: US-based student housing owner, operator, and developer; directly comparable business model and historically acquired Campus Suites' Purdue property (Campus Suites on the Lake) in 2012.
• American Campus Communities: One of the largest US student housing developers and owners; comparable in developing, owning, and managing on-campus and purpose-built student housing, with a similar institutional-university customer base.

Broad incumbents

• Greystar Real Estate Partners: Largest US multifamily and student housing operator; broad incumbent with overlapping student housing development and management capabilities serving similar university customers.
• Killam Apartment REIT: Canadian multifamily REIT owning and operating apartments and townhomes; comparable as a Canadian residential property owner-operator with some student housing exposure in Atlantic Canada.
• CAPREIT: Canadian residential REIT with multifamily and student housing portfolio; comparable as a large-scale Canadian residential property owner-operator with overlapping geographic footprint.
• Hazelview Investments: Toronto-based global real estate investment manager with multifamily and student housing investments; comparable as an institutional capital partner active in the Canadian residential and student housing space.
• Morguard Corporation: Canadian real estate company owning and managing multifamily, retail, and office properties; comparable as a Canadian institutional residential property investor with adjacent asset classes.

Others

• SmartCentres REIT: Canadian REIT focused on retail and mixed-use development; comparable for Campus Suites' commercial/retail management arm within mixed-use student housing developments.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

Compliance6 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Subsidiaries2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Campus Suites