Disclaimers, Attributions and Important Notices

1. Intended audience and professional users

The Platform is intended for use by professional participants in the UK purpose-built student accommodation (PBSA) and adjacent real estate sectors, including operators, developers, investors, lenders, advisers, consultants and analysts. The Platform is not intended for retail consumers and the information made available through it is not directed at, nor suitable for, retail or non-professional users.

Each User warrants that they are accessing the Platform in a professional capacity, are sufficiently experienced and sophisticated to evaluate the information presented, and will not rely on the Platform as a substitute for their own professional judgement and appropriate independent advice.

2. No investment, financial, legal, tax or professional advice

The information, data, analytics, scores, rankings, charts, commentary, summaries and other outputs made available through the Platform (collectively, the “Platform Content”) are provided for general information and analytical purposes only.

Nothing on the Platform constitutes, nor is it intended to constitute:

• investment advice, an investment recommendation, or a personal recommendation within the meaning of the Financial Services and Markets Act 2000 (FSMA) or the FCA Handbook;
• a financial promotion, offer, invitation or inducement to engage in investment activity, to acquire, dispose of, subscribe for or underwrite any securities or financial instruments, or to enter into any transaction;
• legal, regulatory, tax, planning, valuation, accounting, surveying, structural, environmental or other professional advice;
• a credit rating, credit assessment or any form of opinion on creditworthiness;
• a valuation or appraisal of any asset, scheme, business, security or interest in land.

Beachrock Insight is not authorised or regulated by the Financial Conduct Authority. Users should obtain their own independent professional advice, including legal, financial, tax, planning, valuation and technical advice as appropriate, before taking, or refraining from taking, any decision or action based wholly or in part on the Platform Content.

3. Data accuracy, completeness and timeliness

The Platform aggregates, processes and presents information derived from a range of third-party sources, including public, governmental, statutory, commercial and proprietary sources. While Beachrock Insight takes reasonable care in selecting its sources and in preparing the Platform Content, the underlying data is provided by third parties and is not independently verified by Beachrock Insight.

Accordingly, Beachrock Insight does not represent, warrant or guarantee, expressly or impliedly, that the Platform Content (including any third-party data displayed within it) is accurate, complete, current, reliable, suitable for any particular purpose, fit for purpose, free from error or free from omission. Third-party data sources may change their methodologies, definitions, reference periods, publication schedules or coverage at any time, which may affect comparability over time and the conclusions that can properly be drawn from the data.

Any errors, gaps, delays, inconsistencies or revisions present in the underlying source data will, to that extent, also be present in the Platform Content. Users should treat the Platform Content as one of several inputs to their own analysis and should verify any matter on which they intend to place material reliance against original source material.

4. Methodology, modelled outputs and forward-looking statements

Certain Platform Content is the product of Beachrock Insight’s own methodology, including the structuring, normalisation, scoring, ranking, modelling, benchmarking and visualisation of underlying data. Such outputs reflect Beachrock Insight’s analytical approach, judgement and assumptions at a given point in time, and other reasonable methodologies and assumptions could produce materially different results.

Where the Platform Content includes estimates, forecasts, projections, scenarios, indicative yields, demand-supply analyses, target rents, occupancy expectations or other forward-looking information, such information:

• is inherently uncertain and depends on assumptions about future events, market conditions, regulation, demographics, student behaviour and other factors that may not be borne out;
• is not a guarantee, promise or assurance of future performance, outcomes, returns or events;
• may be revised, updated, superseded or withdrawn without notice and without obligation on Beachrock Insight to inform Users.

Past performance, historical trends and prior data points are not necessarily indicative of future results.

5. Third-party data, attribution and intellectual property

5.1 Underlying data

The Platform Content incorporates data and information obtained from third-party sources. Each such source retains all rights, title and interest (including all copyright, database right and other intellectual property rights) in and to its underlying data, and the use of that data is subject to the terms of the relevant source.

Specific attributions for the principal data sources currently used are set out in Section 11 (Data Sources and Attributions) below. Additional sources may be attributed in-platform at the relevant point of display.

5.2 Beachrock Insight intellectual property

Subject to third-party rights in underlying data, all intellectual property rights in and to the Platform, the Platform Content, the underlying analytical methodologies, scoring frameworks, indices, benchmarks, dashboards, code, user interface, structure, branding and look-and-feel are owned by, or licensed to, Beachrock Insight and/or its group companies. No rights are transferred to Users by virtue of accessing or using the Platform other than the limited licence to use the Platform in accordance with the Terms of Use.

5.3 No endorsement

Reference to any third-party source, dataset, organisation, scheme, operator, asset, university or institution within the Platform is for identification and analytical purposes only and does not imply any endorsement, affiliation, partnership, sponsorship or approval of, or by, that third party, nor any endorsement by Beachrock Insight of any such third party.

6. Permitted use and restrictions

Access to the Platform is granted to identified Users on a non-exclusive, non-transferable, revocable basis, solely for the User’s own internal business analysis and decision-support purposes.

Users must not, and must procure that their personnel do not:

• redistribute, republish, resell, sublicense, lease, syndicate or otherwise make the Platform Content available to any third party, save for limited internal sharing within the User's organisation as expressly permitted in the Terms of Use;
• extract, scrape, download, copy or reproduce substantial parts of the Platform Content other than by use of the functionality made available within the Platform;
• use the Platform Content to create, train, fine-tune, validate, benchmark or otherwise develop any artificial intelligence model, large language model, dataset, index or competing product or service;
• reverse engineer, decompile or attempt to derive the source code, methodologies or underlying datasets of the Platform, save to the extent such restriction is prohibited by law;
• remove, obscure or alter any proprietary notices, attributions, watermarks or branding;
• use the Platform in any manner that breaches the licence terms of any underlying third-party data source, including (without limitation) any licence operated by HESA, Jisc, the Office for Students, the Office for National Statistics, HM Land Registry, Companies House or Ordnance Survey;
• use the Platform for any unlawful, fraudulent or misleading purpose.

Where any User extract, citation, screenshot or quotation of Platform Content is permitted under the Terms of Use, the User must attribute the material clearly to “Beachrock Insight” and must preserve any underlying third-party attributions that appear with that content.

7. Automated processing and AI-generated content

The Platform may use rule-based, statistical and/or machine-learning techniques (including, where indicated, large language models) to structure, classify, summarise or annotate data. AI-generated or AI-assisted outputs are presented for convenience and may contain errors, omissions, fabricated references or misclassifications. Users should treat such outputs with appropriate caution and verify material points against the underlying source data.

Beachrock Insight does not use the Platform to make automated decisions producing legal or similarly significant effects on individuals.

8. Changes to data, methodology and service

Beachrock Insight reserves the right, at any time and without prior notice, to add, amend, restate, suspend, withdraw or discontinue any part of the Platform Content, including any datasets, methodologies, scores, indices, dashboards, features or modules. Historic data may be revised or restated to reflect updates in source data, corrections, methodological changes or improvements.

Beachrock Insight does not undertake to update the Platform Content to reflect changes in underlying data, market conditions, law, regulation or methodology, except as part of its ordinary course of operating the Platform.

9. Limitation of liability

Important: please read this section carefully. It limits Beachrock Insight’s liability to you.

To the maximum extent permitted by applicable law:

• the Platform and the Platform Content are made available on an “as is” and “as available” basis, and all warranties, conditions, terms, representations and undertakings of any kind, whether express or implied (including, without limitation, any implied warranties or conditions of satisfactory quality, fitness for purpose, accuracy, completeness, non-infringement, reasonable skill and care, or uninterrupted or error-free operation), are excluded;
• Beachrock Insight, its group companies, and their respective directors, officers, employees, contractors, agents and licensors (the “Beachrock Parties”) shall not be liable to any User or any third party for any loss or damage of any kind arising out of, or in connection with, the User’s access to, use of, or reliance on the Platform or the Platform Content, including (without limitation) any decision, transaction, investment, acquisition, disposal, financing, lending or other action taken or omitted in reliance upon any Platform Content;
• in no event shall the Beachrock Parties be liable for any (i) loss of profits, revenue, anticipated savings, business, contracts, opportunity, goodwill or reputation; (ii) loss or corruption of data; (iii) loss arising from business interruption; or (iv) indirect, special, consequential, exemplary or punitive losses, in each case howsoever arising, whether in contract, tort (including negligence), breach of statutory duty, misrepresentation, restitution or otherwise;
• the aggregate liability of the Beachrock Parties to any User arising out of or in connection with the Platform and the Platform Content (whether in contract, tort, statute or otherwise) shall not exceed the greater of (a) the total fees actually paid by that User to Beachrock Insight for access to the Platform in the twelve (12) months immediately preceding the event giving rise to the claim, and (b) one hundred pounds sterling (£100).

9.1 Liabilities not excluded

Nothing in these disclaimers or the Terms of Use shall operate to exclude or limit any liability which cannot lawfully be excluded or limited under English law, including liability for: (i) death or personal injury caused by negligence; (ii) fraud or fraudulent misrepresentation; or (iii) any other liability that cannot lawfully be excluded or limited.

10. Third-party websites, links and content

The Platform may contain links, references or integrations with third-party websites, services, datasets or content (“Third-Party Content”). Such Third-Party Content is provided for convenience only. Beachrock Insight does not control, endorse, monitor or accept responsibility for any Third-Party Content, and any use of, or reliance upon, Third-Party Content is at the User’s own risk and subject to the terms and policies of the relevant third party.

11. Data sources and attributions

The Platform makes use of data and information from the third-party sources listed below. The list is non-exhaustive; further sources may be referenced within the Platform itself at the point of display. Source identifiers, licensing references and attribution statements should be reproduced wherever the relevant content is exported, cited or shared in accordance with these disclaimers.

Open Government Licence v3.0 (OGL)

Material attributed to the Open Government Licence v3.0 is reproduced under the terms of that licence. The full text of the licence is available at: nationalarchives.gov.uk/doc/open-government-licence/version/3.

HESA / Jisc

Information identified as derived from HESA / Jisc data is provided subject to the terms of HESA’s data licensing arrangements. Copyright in HESA data is held by Higher Education Statistics Agency Limited. Neither HESA nor Jisc has approved, endorsed, verified, or otherwise sponsored any of the analysis, conclusions or inferences contained in the Platform Content, and neither HESA nor Jisc accepts any responsibility for the use to which their data is put within the Platform.

Crown Copyright

Information identified as Crown copyright is reproduced under the terms of the Open Government Licence v3.0, except where otherwise stated. © Crown copyright.

12. Personal data and privacy

Beachrock Insight processes personal data (for example, information relating to User account holders) in accordance with its Privacy Notice, which forms part of the Terms of Use. The Platform is not intended to be used to process special category personal data and Users must not upload, input or transmit special category personal data, sensitive client information or any data the disclosure of which would breach any duty of confidence, contractual restriction, regulatory rule or applicable data protection law.

13. Confidentiality of Platform outputs

Bespoke analyses, exports, dashboards and outputs generated for, or made available to, an individual User or organisation may incorporate proprietary methodology, judgement and commentary of Beachrock Insight, and may be marked or treated as confidential. Such outputs must be handled in accordance with the Terms of Use and any applicable subscription, evaluation or non-disclosure terms agreed between the User (or its organisation) and Beachrock Insight.

14. Governing law and jurisdiction

These disclaimers, the Terms of Use and any non-contractual obligations arising out of or in connection with them are governed by, and shall be construed in accordance with, the laws of England and Wales. The courts of England and Wales shall have exclusive jurisdiction to settle any dispute or claim (including non-contractual disputes or claims) arising out of or in connection with them, save that Beachrock Insight shall be entitled to bring proceedings to enforce its intellectual property rights in any competent jurisdiction.

The Platform is operated from the United Kingdom and is intended for use by Users in the United Kingdom. Beachrock Insight makes no representation that the Platform or the Platform Content is appropriate or available for use in any other jurisdiction. Users accessing the Platform from outside the United Kingdom do so on their own initiative and are responsible for compliance with applicable local laws.

15. Entire understanding, severability and contact

If any provision of these disclaimers is held to be invalid, illegal or unenforceable, that provision shall be deemed modified to the minimum extent necessary to make it enforceable, or, if no such modification is possible, severed from these disclaimers, and the remaining provisions shall remain in full force and effect.

No failure or delay by Beachrock Insight to exercise any right or remedy shall operate as a waiver of that or any other right or remedy.

For questions about these disclaimers or to request additional source information, please contact Beachrock Insight at info@beachrockinsight.com.