Rethinking the PBSA design balancing act

By reframing certain design decisions, student accommodation can boost long-term returns on investment, writes David Batt, Fairhursts’ new head of interiors and PBSA specialist.

I have been fortunate in my design career to be able to extend my involvement beyond the completion of the building, which has given me some extremely useful insight. While working for one of the UK’s top luxury student accommodation developers, my team engaged with every stage – from initial design through to building operation. On move-in day, we were on-site, personally welcoming students and their families, assisting with unloading cars, and offering tours of the building.

Walking through a building you’ve designed alongside its new residents offers insights that can’t be gained in the studio.

Being involved in the move-in process gives a designer unique insight into what’s important to residents, parents, and operational staff.You see first-hand their reactions to the different spaces, and from a practical point of view, you experience navigating the building with a trolley full of belongings. Every time you do this, you learn something new that helps you develop design ideas for your next project. This iterative process improves the final product each time, and has taught me some valuable lessons about PBSA design.

The balancing act

Generally, design comes down to the balance between aesthetic appeal, functionality, and profitability. Most designers would say that this balance is informed by market research, outlining the demographics and preferences of the target student population. This usually drives key decisions around location, unit mix, amenities, and pricing strategies.

However, when looking at this information mathematically, it is easy for financial feasibility and optimisation of space to win out over the more human aspect of what makes spaces enjoyable, functional, comfortable, and communal.

I take a different approach to this balancing act . Having been onsite with students, getting their direct reactions and operation reports from projects over the years, I have learned what aspects of design are the most effective at enhancing the wellbeing and satisfaction of the residents, without losing focus on efficiency and cost-effectiveness.

Maximising value

The student accommodation market is crowded with a huge variety of offerings and price points. While not all students have the budget to book into super-premium residences, the majority search for accommodation through platforms like Instagram, where they’ll be looking for buildings that are visually appealing, offer excellent amenities, and provide an easy and fun living experience.

Room layout is central to this. Conversations about unit numbers almost inevitably lead to one thing: those awkwardly shaped corner rooms. It is fast and easy to apply the same pre-set strategy to these rooms, but this often results in them being the last to go and the least likely to retain. Afew thoughtful adjustments, such as the rearrangement of storage or the improvement of certain furnishings, can not only increase the likelihood of a student being willing to come back, but also increase their rental returns.

Operation is another critical factor. Designs should enable seamless operations, from move-in procedures to day-to-day management tasks. Intuitive layouts, smart tech systems, and efficient maintenance protocols to streamline workflows aren’t flashy, but these elements make the accommodation better to live in, so it can look the same in year five as it did on day one.

Design and specification

Adaptability and durability of spaces allows operators to respond to changing market dynamics and tenant demands effectively, while massively saving on construction bills.

If designers can allow spaces to adapt then communal areas are able to shift from hosting cosy breakfasts to study sessions during the day to lively events in the evening. This keeps buildings full and engaged throughout the day.

The right selection of materials and finishes that are easy to maintain means that the asset stays looking good year after year. This not only affects the resale value of a building, but also contributes to unnecessary waste and immeasurable cost in climate credits.

The art of social space

The areas that need the most strategic planning are the communal areas. Today’s student is looking for a safe and supportive community that offers opportunity for social engagement alongside privacy and boundaries. Deliver this and you will have happy students who will come back year after year.

Events programmes — and the spaces to support them  have become increasingly popular in the student accommodation market, but getting students engaged requires more than a token effort. It’s not enough for student brands and operators to just talk about it on their website. It takes operational staff, design, and planning all coming together to create the right environment.

Creating communal spaces that are both inviting and practical to run can encourage attendance and build a more engaged community.

Larger event spaces require a strong focus on visibility and accessibility to be effective. Too often they are underutilised because they’re hidden or inconvenient to access. Even with a robust event schedule and Insta-worthy aesthetics, poor visibility can lead to low turnout, wasting precious resources.

Futureproofing – where it all comes together

Recognising the long-term impact of design decisions, and the cost of not getting it right, is a big part of what I discuss with clients. Despite initial costs, the right balance of high-quality amenities, and the strategic placement of social zones such as study spaces, gaming areas, private dining rooms, and gyms, all serve to provide a return  on investments through retention and engagement.

Similarly, the more ‘invisible’ aspects of design that improve operation, reduce regular maintenance, and allow for future adaptations are hugely important to get right for the long-term viability and cost of projects.

Student residential design is founded on a deep understanding of the unique needs and aspirations of today’s students, a commitment to seamless operation and attention to detail, and a dedication to long-term impact. We invite you to join us in creating transformative living environments that inspire, empower, and endure.

• David Batt is head of interiors at Fairhursts