Moda Living
Moda Living is a UK build-to-rent developer and operator that designs, builds and manages amenity-rich rental neighbourhoods across eight cities, serving individual renters, families and students through a vertically integrated platform backed by parent Caddick Group.
- Company typePrivate
- Founded2014
- HeadquartersManchester, United Kingdom
- Headcount101–250
- GTM typeB2C
- OfferingServices
What Moda Living does
Moda Living is a UK build-to-rent (BTR) developer and operator founded in 2014 as the rental-housing division of Caddick Group. The company designs, builds and operates residential neighbourhoods across eight UK cities — Birmingham, Brighton & Hove, Edinburgh, Glasgow, Leeds, Liverpool, London and Manchester — with a pipeline of more than 24,000 homes carrying a combined gross development value exceeding £6.8bn. Its core product is professionally managed, amenity-rich rental housing (gym, cinema, co-working, private dining) bundled into a single monthly subscription-style rent, supported by the mandatory MyModa resident app that integrates SALTO door access, maintenance booking, energy billing (Amber), parcel handling (Bringme), and energy/sensor data (Utopi). Two sub-brands extend the model: Casa by Moda (single-family rented homes, targeting 5,000 units) and Moda Student Accommodation (wellbeing-focused student homes targeting 10,000 beds across five cities).
Moda Living earns revenue predominantly through monthly recurring residential rent, supplemented by Discount Market Rent affordable units, on-site amenity and event programmes, and capital partner economics via institutional vehicles such as the £400m CBRE UK Single Family Housing Partners fund. Distribution is direct-to-consumer via the company's own website, on-site showrooms and dedicated General Managers at each neighbourhood; no third-party estate agents are used. The operational footprint is anchored by partnerships with NatWest (debt), CBRE Investment Management (equity/fund), Calthorpe Estates and Aermont (land and co-development), and BGO (debt), while technology partners (Spike Global, SALTO, Utopi, VerbaFlo) deliver the resident-facing stack. The operating entity, Moda Living Ltd, is registered in England and Wales (company number 09109087) and sits under Caddick Group, which reported £539m group turnover in FY2024/25 and has recorded 14 consecutive years of profitability.
Moda Living firmographics
Firmographics- Name
- Moda Living
- Legal name
- Moda Living Ltd
- Website
- https://modaliving.com
- Company type
- Private
- Founded year
- 2014
- Operating status
- Operating
- Headcount range
- 101–250 employees
- Short description
- Moda Living is a UK build-to-rent developer and operator that designs, builds and manages amenity-rich rental neighbourhoods across eight cities, serving individual renters, families and students through a vertically integrated platform backed by parent Caddick Group.
- Ownership category
- akta.pro rank
Moda Living industry classification
Industry- Product category
- Residential Rental Housing
- NAICS
- Consumer Goods Rental (5322)
- SIC
- Land Subdividers & Developers (No Cemeteries) (6552), Hotels, Rooming Houses, Camps & Other Lodging Places (7000)
- akta.pro primary industry
- Whole-Home Rentals (Houses, Villas, Cabins) (THAGANAA)
- akta.pro secondary industries
- Single-Family Homes (Standalone Houses) (THAMAAAA), Family & Group-Friendly Rentals (Large Homes, Multi-Unit Compounds) (THAGANAI)
Keywords
Where Moda Living is headquartered
LocationHeadquarters
- HQ city
- Manchester
- HQ country
- United Kingdom
- HQ region
- Europe
Offices2 records
Markets served
Moda Living business model
Business model- GTM type
- B2C
- Offering type
- Services
- Cost components
- Supply Chain, Infrastructure, Personnel, Operations, Marketing or Sales, Technology or R&D
Revenue model
- Residential Rent: Monthly rental payments from tenants occupying build-to-rent apartments across UK locations. Rent includes access to amenities, maintenance, and lifestyle services. Subscription model with monthly billing.
- Build-to-Rent Development: Development and operation of residential properties for rent, generating returns through rental income and asset appreciation over time.
- Casa by Moda (Single Family Homes): Single-family rented homes subsidiary targeting families. £150m funding from NatWest supporting delivery of 1,100 units with plan to deliver 5,000 homes by 2025.
Pricing tiers
| Model | Billing | Price |
|---|---|---|
| Subscription | Monthly | Edinburgh - The McEwan: Studio, 1-3 bed, duplex apartments |
| Subscription | Monthly | Manchester - Angel Gardens: Studio to 3 bed apartments |
| Subscription | Monthly | Liverpool - The Lexington: Studio to 3 bed apartments |
| Subscription | Monthly | Promotional offers across locations |
Go-to-market motion2 records
Distribution channels3 records
Marketing channels12 records
Moda Living product offering
Product offeringCore offering
Moda Living is a vertically integrated developer and operator of build-to-rent residential communities across the UK. The company designs, builds, and operates furnished rental apartments in purpose-built neighbourhoods across Birmingham, Brighton & Hove, Edinburgh, Glasgow, Leeds, Liverpool, London, and Manchester, bundling rent with lifestyle amenities (gym, cinema, co-working, private dining), smart-home access via the MyModa app, on-site management, and resident community events.
Product overview
Moda Living is the UK's leading developer and operator of build-to-rent rental communities, operating a vertically integrated model that designs, builds, and operates residential neighbourhoods. The core product is Moda Living apartments across eight UK cities (Birmingham, Brighton & Hove, Edinburgh, Glasgow, Leeds, Liverpool, London, Manchester). The portfolio includes sub-brands: Casa by Moda (single-family rented homes targeting 5,000 units) and Moda Student Accommodation (wellbeing-focused student homes targeting 10,000 beds in five years). Individual neighbourhoods include Angel Gardens (Manchester), The Mercian (Birmingham, Midlands tallest tower), The McEwan (Edinburgh), Hove Central (Brighton & Hove), Loudon's Yard (Birmingham), New York Square (Leeds), The Lexington (Liverpool), Holland Park (Glasgow), Makers Place (Birmingham), New Garden Square masterplan (Birmingham), and Great Charles Street (Birmingham). Supporting infrastructure includes the MyModa App platform for building access (via SALTO Systems), utility management (via Amber), parcel handling (via Bringme), and energy monitoring (via Utopi). The offering spans from luxury apartments with lifestyle amenities to affordable Discount Market Rent options, all underpinned by community engagement, sustainability initiatives, and AI-powered customer service.
Differentiator
Problem solved
Functional benefit
Brands
- Casa by Moda: Single-family build-to-rent subsidiary focused on delivering family homes for rent
- Moda Student Accommodation
Products and services
- Moda, Angel Gardens
- Moda, The McEwan
- Moda, The Mercian
- Moda, Hove Central
- Moda, Loudon's Yard
- Moda, New York Square
- Moda, The Lexington
- Moda, Holland Park
- Moda, Makers Place
- Moda, Embassy Boulevard
- New Garden Square
- Great Charles Street
- Casa by Moda
- Moda Student Accommodation
- MyModa App
- SOYO Block D (Student Housing)
Quantifiable outcome
- 14th consecutive year of profitability for parent Caddick Group
- +3 more outcomes
Companies that use Moda Living
Customer profileNamed customers2 records
Segments4 records
Ideal customer profiles4 records
Moda Living technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
Integration9 records
AI capability5 records
Feature4 records
Moda Living partnerships and signals
Strategic signalPartnerships
16 partnerships are on record, tiered core, minor and flagship.
- UtopicoreProptech partnership to install smart sensors in Casa by Moda homes for energy data analysis and usage tracking in apartments and amenity spaces.
- Calthorpe EstatescoreLong-term partnership for masterplan developments including New Garden Square in Edgbaston, Birmingham. Calthorpe Estates provides land while Moda delivers development and operations. Over 300-year heritage landownership with 350,000+ trees managed.
- AermontcorePartner in SOYO neighbourhood development in Leeds (£300m project) alongside Moda and Caddick.
- Part WminorPartnership to encourage young women into property and construction careers. Educational outreach program including mini films, digital Q+A sessions, and mentoring targeting 16-24 year-olds. Part W is a collective of women in built environment professions.
- Naomi CleaverminorInterior designer partnership for Angel Gardens flagship project in Manchester. Specialist in communal living bringing material and cultural influences to interior design.
- MidgardcoreConstruction company delivering Hove Central development - 564 build-to-rent homes and 260 care community homes on Sackville Road regeneration site.
- Spike Global LimitedcoreDeveloper and administrator of MyModa resident app - provides building access, maintenance booking, parcel management, and community engagement functionality.
- SALTO SystemscoreDoor entry system provider (also owns Clay) for building and apartment access via MyModa app integration. Also provides building camera access for visitor verification.
- FiitminorFitness brand partnership for student accommodation - providing on-demand fitness content for 24/7 gym facilities.
- PelotonminorFitness brand partnership for student accommodation - integrated fitness content and programming.
- MYNDUPminorVirtual wellbeing partner providing heavily subsidised access to on-demand mental health services for students.
- Adam Nathaniel FurmanminorArtist partnership for central sculpture in Hove Central's Hub Square public realm as part of £450,000 public art strategy.
- George Griffiths + Edgar WardminorStonemason artists creating 15-20 piece art trail along neighbourhood boulevard, referencing city's industrial heritage.
- Casto SolanominorMaster sculptor creating twin gateway sculptures at Hove Central entrance as part of public art strategy.
- Kerry LemonminorArtist-in-residence for Hove Central working with new residents to develop artworks for building boundary wall.
- Caddick GroupflagshipParent company providing vertical integration. Caddick Group is property development and construction group with £539m turnover (2024/25). Provides land bank access, construction capability, and co-investment. 14 consecutive years of profitability.
Scale indicators11 records
Recent moves6 records
Expansion highlights6 records
Moda Living competitors and assessment
Company assessmentBroad incumbents
- Berkeley Group: Major London-focused UK housebuilder with growing rental exposure through partnerships. Comparable in scale and UK development footprint, but with a for-sale (rather than rental-led) core business.
- Greystar Real Estate Partners: Global leader in rental housing operating 800,000+ units worldwide including significant UK BTR presence through partnerships. Comparable as a large-scale rental operator but with global portfolio diversification beyond Moda's UK-only focus.
- Cortland Partners: International multifamily developer and operator with UK presence. Comparable as a vertically integrated rental operator, though geographically broader than Moda's UK-only focus.
Direct peers
- Unite Group: UK's largest student accommodation provider with 70,000+ beds. Directly comparable to Moda's Moda Student Accommodation sub-brand targeting 10,000 UK student beds across similar university cities.
- Legal & General (L&G) Capital — BTR: Institutional BTR investor/operator deploying billions across UK build-to-rent including schemes in Manchester, Leeds, and Bristol. Comparable in deploying institutional capital into UK BTR developments at scale.
- iQ Student Accommodation: Major UK purpose-built student accommodation operator with 70+ sites. Comparable to Moda's student housing expansion as a direct competitor in UK PBSA.
- Quintain: Major UK build-to-rent developer and operator with a flagship 5,000+ home portfolio at Wembley Park. Directly comparable to Moda as a vertically integrated BTR platform developing and managing large-scale rental neighbourhoods.
- Essential Living: UK build-to-rent developer and operator focused on mid-market and family rental homes in London and southern England. Comparable in BTR operating model and resident experience focus, though with a smaller portfolio.
- Get Living: UK institutional BTR operator managing thousands of rental homes across London and Manchester, including East Village at Stratford. Closely aligned with Moda in target customer (urban professionals) and operational model.
- Grove Property Holdings: UK single-family build-to-rent developer backed by institutional capital. Directly comparable to Casa by Moda as a competitor in the emerging UK BTR single-family rental vertical.
Market position
Strengths4 records
Weaknesses4 records
Competitive moat5 records
Key risks6 records
Key highlights7 records
Customer concentration
Moda Living social profiles
Digital presenceModa Living compliance and trust
Trust signalCompliance3 records
Moda Living financial estimates
Financial estimateRevenue estimate
Valuation estimate
Moda Living leadership team
Management profileNumber of profiles
Profiles7 records
Moda Living subsidiaries and ownership
Company hierarchySubsidiaries1 record
Moda Living funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
Moda Living M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about Moda Living
What does Moda Living do?
Moda Living is a vertically integrated developer and operator of build-to-rent residential communities across the UK. The company designs, builds, and operates furnished rental apartments in purpose-built neighbourhoods across Birmingham, Brighton & Hove, Edinburgh, Glasgow, Leeds, Liverpool, London, and Manchester, bundling rent with lifestyle amenities (gym, cinema, co-working, private dining), smart-home access via the MyModa app, on-site management, and resident community events.
Is Moda Living a public or private company?
Moda Living is a private company. It is classified as corporate owned and is currently operating.
When was Moda Living founded?
Moda Living was founded in 2014. It employs 101 to 250 people.
Where is Moda Living based?
Moda Living is headquartered in Manchester, United Kingdom, in the Europe region.
How does Moda Living make money?
Three revenue lines are on record. Residential Rent is the primary driver. The others are build-to-Rent Development and casa by Moda (Single Family Homes).
Who are Moda Living's main competitors?
Broad incumbents on record are Berkeley Group, Greystar Real Estate Partners and Cortland Partners. Direct peers are Unite Group, Legal & General (L&G) Capital — BTR, iQ Student Accommodation, Quintain, Essential Living, Get Living and Grove Property Holdings.
Does Moda Living have an API?
No public API is recorded for Moda Living.
What industry is Moda Living in?
Moda Living's product category is Residential Rental Housing. Its primary akta.pro industry code is THAGANAA, Whole-Home Rentals (Houses, Villas, Cabins), with a secondary code of THAMAAAA, Single-Family Homes (Standalone Houses). Its NAICS code is 5322 and its SIC code is 6552.