Moda Living

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.

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

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

• Build-to-rent housing
• Residential property development
• Rental community operations
• Apartment rental services
• Single-family rental homes

Headquarters

HQ city

Manchester

HQ country

United Kingdom

HQ region

Europe

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Supply Chain, Infrastructure, Personnel, Operations, Marketing or Sales, Technology or R&D

Revenue model

1. 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.
2. Build-to-Rent Development: Development and operation of residential properties for rent, generating returns through rental income and asset appreciation over time.
3. 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

Go-to-market motion2 records

Distribution channels3 records

Marketing channels12 records

Core 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

Named customers2 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration9 records

AI capability5 records

Feature4 records

Partnerships

16 partnerships are on record, tiered core, minor and flagship.

• UtopicoreTechnology or IntegrationProptech partnership to install smart sensors in Casa by Moda homes for energy data analysis and usage tracking in apartments and amenity spaces.
• Calthorpe EstatescoreStrategic or Co-development PartnerLong-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.
• AermontcoreStrategic or Co-development PartnerPartner in SOYO neighbourhood development in Leeds (£300m project) alongside Moda and Caddick.
• Part WminorStrategic or Co-development PartnerPartnership 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 CleaverminorStrategic or Co-development PartnerInterior designer partnership for Angel Gardens flagship project in Manchester. Specialist in communal living bringing material and cultural influences to interior design.
• MidgardcoreImplementation/ SI/ Consulting PartnerConstruction company delivering Hove Central development - 564 build-to-rent homes and 260 care community homes on Sackville Road regeneration site.
• Spike Global LimitedcoreTechnology or IntegrationDeveloper and administrator of MyModa resident app - provides building access, maintenance booking, parcel management, and community engagement functionality.
• SALTO SystemscoreTechnology or IntegrationDoor entry system provider (also owns Clay) for building and apartment access via MyModa app integration. Also provides building camera access for visitor verification.
• FiitminorStrategic or Co-development PartnerFitness brand partnership for student accommodation - providing on-demand fitness content for 24/7 gym facilities.
• PelotonminorStrategic or Co-development PartnerFitness brand partnership for student accommodation - integrated fitness content and programming.
• MYNDUPminorStrategic or Co-development PartnerVirtual wellbeing partner providing heavily subsidised access to on-demand mental health services for students.
• Adam Nathaniel FurmanminorStrategic or Co-development PartnerArtist partnership for central sculpture in Hove Central's Hub Square public realm as part of £450,000 public art strategy.
• George Griffiths + Edgar WardminorStrategic or Co-development PartnerStonemason artists creating 15-20 piece art trail along neighbourhood boulevard, referencing city's industrial heritage.
• Casto SolanominorStrategic or Co-development PartnerMaster sculptor creating twin gateway sculptures at Hove Central entrance as part of public art strategy.
• Kerry LemonminorStrategic or Co-development PartnerArtist-in-residence for Hove Central working with new residents to develop artworks for building boundary wall.
• Caddick GroupflagshipStrategic or Co-development PartnerParent 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

Broad 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

• YouTubeyoutube.com/@livethemodalife
• Facebookfacebook.com/LiveTheModaLife
• LinkedInlinkedin.com/company/livethemodalife
• Instagraminstagram.com/livethemodalife
• TikToktiktok.com/@modaliving
• Xx.com/livethemodalife

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles7 records

Subsidiaries1 record

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 Moda Living