Livingway Reviews 

I've been living in Roco for the past 2.5 years. I viewed a lot of apartments before choosing Roco, but what kept me here was how clean and new my apartment and the building was when I joined. I could never had made a better choice as my first apartment in the UK.

The best thing about the place is the on-site team. They are doing the best they can, working ridiculous amounts of hours to maintain the place, keep it clean and hold every irresponsible tenant accountable. If I were to rate the management I would probably give a lower rating, but the on-site team deserves credit. Yes, most of the issues mentioned in other comments stand, but the on-site team is 99/100 not responsible for any of those. They'll do literally the best they can to help you out but sometimes it might be not enough.

Amenities are fantastic especially the communal work places, communal kitchen, pool table and especially the gym which still after 2+ years smells and feels like new (I'm certainly going to miss this one :( )

Unfortunately, during the last 6 months the place is suffering with a very serious pest control problem in the bin shed. I have no idea anymore who is responsible for that, the problem is that this is a ticking bomb for the place as well, if no serious action is taken. I know and I've seen the on-site team doing the best they keep the place clean every single day, so I wish this gets resolved as soon as possible.

In case of any problem in the apartment, it will get sorted in no time. I had a washing machine being replaced day 3 of my tenancy literally the day after I notified the team about the issue. Similarly with plumbing/electricity/internet problems, the team has your back in no-time.

The only grudge that I hold from the place is that someone almost destroyed my brand new bike in the bike shed and up to this day we couldn't find out who was responsible for it. If this counts as advice for future tenants, keep your bike locked away from other bikes, there is plenty of room in the bike shed and quite safe otherwise.

Despite the problems, I would definitely recommend the place. Fantastic positioning in the city center top quality apartments.

I recently moved into Roco Liverpool, and the team has been extremely supportive in making the process smooth. Ashleigh was especially friendly during the viewing day, showing me around the building and flats and answering all my questions promptly. Since moving in, I’ve always enjoyed having little chats with the staff whenever I see them around the building. They’ve all been so friendly and helpful, and I truly appreciate their efforts!

Having recently moved out of Roco, I finally feel comfortable leaving an honest review — especially now that I’ve received my deposit back. From conversations with previous tenants, it seems Livingway has a tendency to hold grudges and make life difficult for residents who speak up, so I wanted to wait until everything was settled.

When I moved in, I was told the block consisted mainly of working professionals, with only around 10% students. In reality, it’s now closer to 75% international students. If you’re hoping for a sociable community or to meet like-minded professionals, this probably isn’t the place. The events they host are good ideas in theory, but almost no one attends. This has only declined during my time there.

The on-site staff are lovely and genuinely helpful, but management is another story. They often speak to residents in a condescending way and refuse to take responsibility for their own mistakes. For example, we were told that water was included in the rent (and it was still being advertised that way online), only to receive a £450 bill after six months. When issues arise, those who complain the loudest are usually “paid off” quietly — a pattern that’s been going on since the building first opened. Early residents even received discounted rent while others paid full price, simply because they made more noise about unfinished amenities.

Other issues seriously impacted my experience. The bin sheds are overrun with rats — it’s common to see them scurrying around or even jumping out of bins, which was disgusting. I eventually started taking my rubbish elsewhere.

Security is another major concern. Strangers often wander into the building in the evenings, and students invite friends over late at night to hang out in communal spaces. Despite management constantly reminding residents about security, they also rent out the gym and coworking spaces to the public, meaning non-residents have access to the building — completely undermining their own policies.
Staff turnover is alarmingly high. During my 15 months there, at least 10 different people rotated through just three roles. After speaking with former staff, it’s clear the problem is poor management and overwork. At one point, two staff members were required to come back at 10pm every night — even on their days off — to lock the communal doors. It was disgraceful to see, and unsurprisingly, senior management were nowhere to be found during those late-night shifts.
Finally, if you look through the positive reviews for Roco and Livingway, you’ll notice that many come from businesses rather than actual residents. It seems they encourage partner companies to post glowing feedback to drown out the legitimate complaints from tenants.

If you’re considering moving in, be aware that a tall hotel is due to be built next to the Travelodge within the next year. This will completely block the view from that side of the building — something I doubt will be mentioned on your viewings.

Overall, I wouldn’t recommend Roco unless you’re willing to overlook mismanagement, being charged for random bills out of nowhere, and not being able to meet new people.

Roco Livingway Review (July 2024 – October 2025)

I lived at Roco Livingway for over a year. The building looks great on the surface, but the overall experience has been extremely disappointing.

Management & Payments
Expect to be asked to pay rent early without proper explanation when they change payment systems. They also charged residents to use the rooftop during the football parade — while influencers and family members of management were allowed to attend for free.

A staff member openly told me that deductions are “built into the margin” to keep as much of the deposit as possible. Many residents have been billed for tiny scuffs or marks, even though new tenants are told every flat gets a “fresh lick of paint.” It’s become obvious they see deposit deductions as another income stream.

Cleaners & Deposits
Cleaners that residents could previously book for move-out deep cleans are no longer available — further proof they want to handle this in-house and inflate deposit deductions.

Several staff have admitted they’re financially incentivised to add “damages” to the move-out report. Fortunately, this didn’t affect us because we documented everything and left the flat spotless, but for many international residents whose first language isn’t English (which is the majority of the building), this practice feels deeply unfair and predatory.

Maintenance & Cleanliness
The fire alarm system is unreliable and can go off for several hours during the night. The decorators regularly shouted, swore, played loud videos, and smoked outside during work hours. Shared spaces have gone downhill — rubbish in corridors, dog mess near entrances, regular rat infestations, and bins overflowing.

The hot tubs rarely work, and when they do, the temperature swings from freezing to boiling. The new sauna already shows cracks. Heating in shared areas doesn’t work properly, so windows stay open while people are trying to work. Cleaning in the co-working area happens in the mornings with constant noise (not ideal when you have calls to make).

Noise & Security
Loud noise and shouting from communal areas late at night are common. Instead of addressing the disruptive residents, management threatens to close shared spaces or issue fines (which never actually happen).

Security feels inconsistent, and residents can’t message each other in the building chat to raise concerns, so communication is non-existent.

Water Billing Issue
When we moved in, both the advertising and the building manager told us water was included. Six months later, management claimed we’d misunderstood and started billing everyone, referring to a vague clause buried in the contract. Even after showing them screenshots proving they said water was included (still visible online long after we’d moved in), they refused to take responsibility. Many residents left after this debacle.

Community Feel
When we first moved in, the community was friendly and helpful. That’s completely disappeared. It’s now essentially a block dominated by international students who keep to themselves, and there’s zero interaction between residents. “Social events” are poorly attended — I went to one recently and was the only person there. It’s awkward for the organisers and shows how disengaged everyone has become.

Staff Turnover & Management Behaviour
I’ve lost count of how many staff have come and gone — at least 10+ across just two or three roles. There’s no continuity. Any dealings I’ve had with upper management have been deeply unpleasant — there’s a real lack of accountability and a coercive attitude toward on-site staff. The high turnover clearly reflects the internal culture.

Other Issues
- Outsiders have been allowed to rent private areas like the co-working space despite “safety” being a management buzzword.
- Rent “discounts” or renewal offers are meaningless once new fees appear elsewhere (it's more expensive to remain a resident than become a new one!)
- You may be charged for using spaces you’re told are included.

Positives
Liz and Gihan, the on-site team, are genuinely fantastic – they do everything they can within the limits of management’s control. The décor and design are beautiful, and the concept could be brilliant if handled professionally.

Summary
Roco Livingway has so much potential, but poor leadership ruins it. Expect surprise costs, unaddressed noise, broken facilities, and management more focused on profit than people. It’s a stylish building on the outside but hollow underneath – a vanity project that forgets it’s supposed to be a home.

Having viewed, and being satisfied, with their property I proceeded to declare my interest. After reaching what I believed to be was a verbal agreement I was informed that I would receive an application form within ten minutes. After not receiving the form and not being able to get hold of anyone on their number I managed to get through to a representative 24 hours later. I received an apology and was informed that I would receive the application form with immediate effect only to receive a call from the same representative informing me that that the apartment was reserved but that they had another one available in the same apartment block for over £100 more than the one that I had viewed. Needless to say I declined their offer and have no intention of dealing with them in the future.

I stayed in a Livingway flat for just 6–7 months and honestly it was a terrible experience. Windows were poor quality so the walls were always moldy in winter. I contacted maintenance so many times and either got no reply or had to wait months for them to do anything. The flat was overpriced and poorly maintained – it already had stains on the walls and a dirty stove when I moved in.

Even worse, the building alarms constantly went off (for no reason). It hurt my ears and seriously affected my mental health. The door lock downstairs also kept failing, and tenants would get locked out regularly.

Now they're trying to take £725 from my deposit – £225 for cleaning and £500 for “redecoration” – even though their own checkout report says the flat was in acceptable condition. The only real issue was a stained mattress. Nothing was damaged. This is clearly just an attempt to squeeze extra money from tenants who already had to put up with awful conditions. Avoid this place at all costs :)

DO NOT MOVE HERE – This building is an overpriced, mismanaged nightmare.

E.T. NO PHONE NO HOME
The only way to access the building is through an app on a smartphone connected to the internet, meaning if your phone dies, breaks, gets stolen, runs out of data, or doesn’t have service, you’re locked out of the building with no way to get in. If you don’t own a smartphone? Tough!! you're out on the street mate.

LEGO BRICK HOUSES
The apartments are poorly designed, theres no drain in my bathrooms, leaving floors wet indefinitely, and paper-thin walls, so you’ll hear everything your neighbors do. Noise complaints are ignored. The staff is unhelpful and have the highest turnover rate imaginable, which speaks volumes about how badly this place is run.

PRISONERS GET LESS RESTRICTIONS
Basic amenities are locked down from 10 PM to 6 AM, so if you want to use the gym or rooftop terrace after hours, too bad, because apparently adults can't be trusted to use gym past bedtime. If it rains or the rooftop is icy, they shut access to it completely, treating tenants like children who can’t handle wet ground. Premium rent for amenities you can only use when mummy says so!

JOHN DOE IN YOUR LIVING ROOM
You’d think paying premium rent would give you exclusive access to amenities, but management rents out the gym and coworking spaces to the public, so while you’re paying extra, random non-residents get to use them too.

LIES LIES LIES
When I moved in, water was included in rent, then without warning, they started charging for it and tried to gaslight tenants into believing we were always responsible. Emails are ignored, tenant complaints are ignored, when faced with proof they simply stop responding or get hostile.

DONT MOVE HERE. SHIT COMPANY SHIT MANAGEMENT

False advertising & huge turnover of staff

-stated there would be water included in the bill 3 months later we were charged by unitied utilities without notice. Tried to gaslight residents saying they never said it where theres extensive proof through different advertisements & conversations with united utilities that they did initially pay it for two years. Didn’t add it in contract so that’s what they’re going behind
- premium added for the ‘facilities’ which is also rented to public without knowledge
-“yoga classes once a month” haven’t seen it once
- constantly firing staff it appears? Not a good place considering the extensive staff turnover rate

LivingWay recently purchased carpet tiles from our online flooring business. They were very easy to deal with and we look forward to working with them again in the future.

I had an excellent experience with Livingway! I had the pleasure of chatting with both Cian and Arron, who were incredibly helpful in finding an apartment that perfectly suited my preferences. Their quick responses and straightforward communication made the entire process so easy and stress-free. I couldn't be happier with the service—highly recommend!

Working with LivingWay was, and always is, an absolute pleasure. We provide Christmas Decorations to their 6 sites to bring Christmas alive for their residents.

Their appreciation for detail and their collaborative approach made the entire process seamless. Seeing the joy and festive atmosphere the decorations brought to their residents was truly rewarding.

We’re thrilled that our work was so well received and grateful for the opportunity to contribute to such a warm, festive environment. We look forward to working with them for years to come 🎄

My second time living with Livingway, the team are excellent , especially Callum has been so patient with me and my queries and really helpful. Thank you!

We recently provided our unique brand of entertainment for the Roco Christmas Event hosted by Livingway! What can I say! This place is amazing and the people are all lovely. It was a pleasure working with Erika and the team to create a wonderful event. We look forward to working with Livingway again!

This is the second time we have worked with Livingway and as always, everything went like clockwork.

We had rented a flat in Leeds for nearly two years, and our experience with Livingway has been nothing short of frustrating, especially since the end of our tenancy. After handing over our keys, Livingway generated an end or tenancy report claiming we owed £1,800 for alleged damage to the property. Fortunately, we had used the company Reposit when paying our deposit for our flat. After paying a £60 dispute fee, Reposit conducted their own assessment and found that Livingway’s report was inaccurate. Reposit concluded that a fair charge would have been £160—meaning we were being asked to pay £1,640 more than necessary. This situation has caused us an immense amount of stress, and it’s clear that Livingway’s handling of our tenancy deposit was both unfair and unprofessional. It’s a relief that Reposit stepped in to resolve the issue, but it shouldn’t have had to come to that. We strongly advise caution when dealing with Livingway, as their practices seem questionable at best. One of the biggest concerns was the ‘secure’ parking. We paid £100 a month for this service, but the gate to the parking area was broken for the entire duration of our stay. On multiple occasions, I returned home after working 13-hour shifts in A&E to find the gate still broken, making it difficult or impossible to get in or out of the car park. Not only did we not receive the service we were paying for, but Livingway did nothing to fix the problem despite numerous complaints. Beyond the parking issues, the general maintenance of the building was subpar. The grounds were poorly kept, with broken stairs, smashed flooring, and uncut grass. The bins were often overflowing, with rubbish scattered around the site. Most concerning was the constant issue with blocked drains in our flat, which were caused by the building’s poor drainage system. Despite repeatedly bringing up these concerns and being told they were being "rectified," nothing was ever done to resolve the problems during our tenancy. After all our attempts to resolve these issues with Livingway directly, I have felt left with no choice but to take my concerns to the Property Ombudsman. It’s disappointing to have to go to such lengths to get the issues addressed, but it seems that Livingway is not willing to engage in a fair and professional manner.

I lived with Livingway for 20 months and in this time there is always going to be general wear and tear, they have tried to charge me £1800 when i moved out for damages to the property. We have since then have gone through reposit and they have gave us a new price of £160 which is very different to the initial quote, when i questioned my check out report i was told i was wrong and that i would have to pay it regardless, the lady i spoke to was extremely rude (she claimed to be a manager) and had clearly no experience. We had many problems while living in the flat throughout the time we lived in the property i.e the secure car park (which we paid £100 a month for) was never secure and the gate would regularly not open for hours and when it did open would then never close. We was promised a full time property manager on site which we never had, the grounds around the property where always extremely dirty with rubbish, they never cut the grass and overall never kept up with maintenance of the property. I would never recommend anyone to live with them as the charge ridiculous prices in the first place for a basic 2 bed flat with dirty and broken furniture. They tried to over charge me £1640 on the check out report which is laughable, i have since reported them to the property ombudsman and will be going through all the correct channels to make sure this doesn't happen to anyone else.

Livingway have been great, really fast replies and everyone I've spoken with has been really helpful and nice. Would really recommend using Livingway, made my move in much less stressful - thank you!

My experience with LivingWay Spot was absolutely amazing! All staff were on target and extremely helpful. The area is very comfortable. I am very pleased to have rented with LivingWay Spot.

I received a warm reception and quick responses as regards my moving in. Awesome experience.

Great place to live but during the end of tenancy they will charge you a ridiculously amount of money saying that you damaged their property even though it clearly states in their inventory checklist that it was already damaged. What a joke!

Reply: Please check the email chain sent from Reposit to me, happy to be contacted about this through email.
Also I had to live with a mould for more than 9 months, I complained about this several times but nothing was done.