The idea that became
Aboria Capital
Jessica Hardman and Downing Family Office's vision for European Operational Real Estate
When co-Founder and CEO, Jessica Hardman, began exploring the idea of launching a new investment management business focused on Living real estate, the goal was clear: to build a fully vertically integrated platform with an operator, that not only had a deep understanding of the sector but also shared the ambition to set a new standard for Living real estate by tightly aligning capital, operations and long-term performance.
At the same time, Downing was considering its own strategic evolution expanding beyond development and operations into investment management. That dialogue laid the foundation for a partnership rooted in shared values, complementary expertise and a clear vision for what operational investment could look like when fully aligned.
At the same time, Downing was considering its own strategic evolution expanding beyond development and operations into investment management. That dialogue laid the foundation for a partnership rooted in shared values, complementary expertise and a clear vision for what operational investment could look like when fully aligned.
1
Specialist Focus
Living assets aren't just buildings; they are local ecosystems of services, amenities, and community management. Our sole focus on this operational asset class gives us genuine depth of expertise, a more nuanced understanding of its dynamics, and the ability to navigate its complexity and deliver superior performance across every strategy
2
Operationally Integrated
In operational real estate, performance is created on the ground, not just at the point of acquisition. Our vertical integration with a dedicated operating partner keeps us close to every asset from day one, aligning investment strategy with day-to-day management to protect income, sustain occupancy, and capture value that other investment managers leave on the table
3
Data Driven
Living assets sit at the intersection of two data streams: the macro picture of demographic shifts, university admissions, supply pipelines, and regional demand, and the granular operational signal each asset generates, from leasing velocity and booking patterns to resident behaviour and rental performance. We combine both, reading the market to identify where structural demand outpaces supply, then using real-time asset data to price risk accurately, anticipate demand, and make faster, better-informed calls at every stage of the investment lifecycle
4
Evolving Innovation
Markets, capital, and the operational landscape never stand still, and the managers who endure are those built to adapt. As a founder-led business without the weight of legacy structures, we move quickly, refining our strategies, adopting new thinking, and responding to opportunity faster than larger, more rigid institutions can, so our investors benefit from conviction and agility at every turn
Award Winning
We take pride in recognising the accomplishments of our people, our platform and our partner.
Investors for Students
Downing received high accolade in Gold Accreditation
2025
Property Week Student Accommodation Awards
Downing named Operator of the Year
2025
Rate Your Landlord Awards
Best PBSA Provider, Cityside Leeds
2025
Co-Living Awards
Finalist Co-Living Developer of the Year
2025
Property Week Student Accommodation Awards
Downing Shortlisted for Best Student Experience
2025
Focus. Precision. Clarity.
