Looking for the best office space near Waterloo? Tempted by a beautuful workspace on the Southbank for your growing team? You’re in the right place.
In this guide, we’ll be looking at the top flexible workspaces in or near Southbank and Waterloo, and you’ll learn which environments and office-space types best suit your company culture, budget, and growth plans.
It’s no secret that since COVID changed the landscape, Southbank and Waterloo have evolved into one of London’s most dynamic business hubs, offering a perfect blend of operational efficiency and work-life balance.
With exceptional transport links centered around the UK’s busiest train station round the corner, and a vibrant cultural scene featuring the Tate Modern, The OXO Tower, and the National Theatre, not to mention the benefits of just a quick walk across the bridge and a breezy stroll before you’re in the heart of of Soho, this area attracts a seriously diverse mix of creative and tech companies.
Whether you need a prestige address with riverside views or a cost-effective solution that supports your sustainability goals, this district delivers high-quality options often 20-30% cheaper than the West End.
| Office Name | Waterloo Area | Quick Review |
|---|---|---|
| Fora – Blue Fin Building | Southwark Street | Iconic architecture with sophisticated, productivity-focused interiors. |
| The Print Rooms | Waterloo | Art deco character building with a creative community vibe. |
| WeWork Southbank Place | Southbank | World’s largest coworking facility with panoramic Thames views. |
| Notcutt House | Southwark Bridge Rd | Boutique Edwardian warehouse with authentic period features. |
| Unity Waterloo | Waterloo | Design-conscious, customizable space near Leake Street. |
| Embassy Tea House | Union Street | Warehouse character meets premium hospitality near The Cut. |
| Cargo Works | Waterloo | Riverside industrial charm with a unique rooftop terrace. |
The Top 7 best office spaces in Southbank & Waterloo for 2026 are:
- Fora – Blue Fin Building
- The Print Rooms
- WeWork Southbank Place
- Notcutt House
- Unity Waterloo
- Embassy Tea House
- Cargo Works
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1. Fora – Blue Fin Building
Map: 110 Southwark Street, London SE1 0SU
Fora’s Blue Fin Building location offers sophisticated flexible workspace in one of South Bank’s most recognisable landmarks. The space combines professional private offices with vibrant coworking areas, set within a distinctive curved building that has become an architectural icon in the area.
The interior design focuses on high-quality finishes and functional layouts, suitable for both established businesses and growing creative teams. The workspace is designed to foster productivity while maintaining a professional atmosphere.
With art, culture, and theatre on the doorstep, this workspace caters well to creative professionals. The location benefits from strong transport connectivity, including three nearby Underground stations, and proximity to major cultural institutions.
Pros
- Iconic, architecturally distinctive building enhances professional brand presence.
- Excellent transport accessibility with three nearby Underground stations for easy commuting.
- Vibrant South Bank location surrounded by cultural attractions, art, and dining options.
Cons
- Premium pricing reflects the prestigious location and high-end building status.
- The cultural district location means the area can be very busy during peak hours.
- Limited on-site parking availability is typical for this central London location.
2. The Print Rooms
Map: 164/180 Union Street, Waterloo, London SE1 0LH
The Print Rooms stands out as a characterful alternative to corporate chains, housed in a historic riverside building with striking art deco design. Located on a quiet cobbled street in Bankside, it successfully combines creative energy with professional infrastructure.
Tenants here include software designers, publishers, and not-for-profits, creating an eclectic, collaborative community. With 24-hour access, dedicated meeting rooms, cycle racks, and showers, it caters effectively to both focused work and social connection. There is also an on-site café serving barista coffee and fresh lunches.
The pricing model is comprehensive, covering rent, service charge, electricity, and WiFi on selected spaces, which simplifies budgeting for tenants. However, pricing starts at £2,530/month for smaller studios, positioning it firmly in the mid-to-premium range rather than being budget-friendly for early-stage startups.
Pros
- Characterful art deco design in a historic riverside building.
- Prime Bankside location near cultural venues and transport links.
- Eclectic, collaborative community of diverse tenants and businesses.
Cons
- Limited availability and size restricts rapid scaling or expansion.
- Mid-to-premium pricing is not budget-friendly for early-stage startups.
- Historic building may lack cutting-edge tech infrastructure.
3. WeWork Southbank Place
Map: 2 Southbank Place, London SE1 9PD
WeWork Southbank Place is notable for being the world’s largest coworking facility, establishing an extensive work-lifestyle campus in London’s cultural centre. This flagship property is strategically located between Blackfriars and the Southbank Centre, spanning 16 floors of dedicated workspace.
The facility offers a wide range of workspace options, including private offices, collaborative coworking areas, and state-of-the-art meeting rooms. A distinctive feature is the double-height events space situated on the 16th floor, providing a high-impact venue for member events.
Members benefit significantly from the location and amenities. These include a rooftop terrace that offers panoramic views across the Thames, and direct access to Waterloo Station. The surrounding area is rich with cultural venues such as the Royal Festival Hall and the National Theatre.
Pros
- Unbeatable panoramic views of the Thames, Big Ben, and London Eye from the rooftop terrace.
- Exceptional transport links with direct access to Waterloo Station and multiple Underground lines.
- Comprehensive amenities including wellness rooms, parent facilities, bike storage, and pet-friendly policies.
Cons
- Premium pricing is among the highest in London, costing up to £1,200 per desk monthly.
- The large size may lead to peak-time congestion due to the high volume of members.
- High-profile corporate tenants may dilute the community feel for smaller startups.
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4. Notcutt House
Map: 36 Southwark Bridge Road, London, SE1 9EU
Notcutt House stands out as a distinctive boutique workspace housed in a restored Edwardian warehouse. It retains authentic industrial charm, combining period features such as exposed brick, wooden floors, and timber beams with essential modern amenities.
The facilities include business-grade fibre-optic broadband, dedicated meeting rooms, and a unique built-in amphitheatre suitable for events and presentations. As part of The Boutique Members Club, the space is specifically tailored for teams and small businesses looking for a character-driven workspace that offers flexibility.
The riverside Southwark location is highly advantageous, offering proximity to cultural attractions and excellent transport connectivity. Commuters benefit from easy access to Borough, London Bridge, and Southwark underground and mainline stations, ensuring convenient travel across the city.
Pros
- Authentic Edwardian warehouse charm with exposed brick and timber beams.
- Excellent transport links near Borough, London Bridge, and Southwark stations.
- Flexible serviced offices and coworking with modern amenities and event space.
Cons
- Premium pricing may be higher than standard coworking options.
- Warehouse conversion may create acoustic challenges for some users.
- Limited specific desk pricing and availability information online.
5. Unity Waterloo
Map: 8 Leak Street, London, SE1 7NN
Unity Waterloo represents a fresh, design-conscious alternative to corporate chains, offering bespoke workspace solutions where companies can customize their welcome areas, breakout spaces, and meeting rooms to reflect their brand identity. Located in the vibrant Leak Street area near Waterloo Station, the space combines thoughtful interior design with practical amenities.
These amenities include superfast Wi-Fi, Meavo soundproof phone booths, and daily cleaning services. The on-site team, led by community coordinators like Sophie, prioritizes member relationships and anticipates business needs, ensuring a smooth operational experience for tenants.
With five dedicated floors of self-contained offices and flexible contracts, Unity Waterloo appeals to growing teams seeking personality-driven workspace without sacrificing professional infrastructure or connectivity. The atmosphere is welcoming and encourages collaboration among the various businesses housed within the building.
Pros
- Bespoke workspace allows companies to fully customize and brand their welcome and meeting areas.
- Thoughtful interior design and premium finishes create a professional, personality-driven atmosphere.
- Dedicated on-site community team prioritizes member relationships and anticipates business needs.
Cons
- As a new opening, the workspace has a limited track record and may experience initial operational issues.
- Pricing is not transparently listed online, requiring direct inquiry for contract quotes.
- Location is slightly removed from major transport hubs compared to offices with direct station access.
6. Embassy Tea House
Map: 195-205 Union Street, London SE1 0LN
Embassy Tea House is a distinctive managed office space that merges warehouse character with premium hospitality. Located in Southwark’s cultural heart near The Cut, it combines historic architectural features—including original Crittall windows and excellent natural light—with contemporary office infrastructure.
The building offers fully customizable floors across four levels, ranging from 2,979 to 3,461 sqft, each with dedicated IT, kitchenettes, and 24/7 access. The ground floor features collaborative meeting rooms and breakout spaces, while upper floors provide self-contained suites with bespoke furniture and fitout options.
All-inclusive monthly pricing and simplified lease terms make budgeting straightforward. The location offers proximity to Borough Market, theatres, and vibrant local dining and cultural venues, placing businesses right in the middle of a dynamic area.
Pros
- Distinctive warehouse character with excellent natural light from original Crittall windows.
- Highly customizable, self-contained floors with dedicated IT and bespoke fitout options.
- All-inclusive, transparent pricing and simplified lease terms aid straightforward budgeting.
Cons
- Limited floor-by-floor availability may not suit businesses needing smaller, flexible space allocations.
- Warehouse conversion aesthetic may not appeal to all corporate sectors or traditional tastes.
- Location in Southwark may be less convenient for businesses requiring City or West End proximity.
Find the perfect office to power your growth, get your free shortlist today.
7. Cargo Works
Map: 1-2 Hatfields, Waterloo, London, SE1 9PG
Cargo Works provides a distinctive riverside workspace in a converted building, retaining authentic brick exteriors and wooden stairs that lead to naturally lit communal areas. The interior design successfully balances industrial charm with modern amenities, offering a refreshing alternative to standard corporate coworking chains.
The space is highly flexible, featuring hot desks, dedicated desks, private studios, and phone booths, catering effectively to freelancers, startups, and established teams. All members benefit from 24/7 access and superfast Wi-Fi.
A key feature is the unique rooftop, which provides unparalleled views of London’s skyline. Furthermore, the building emphasizes wellness, offering enhanced facilities such as meditation rooms, event spaces, on-site plant-based cafés, showers, and secure bike storage. The space is also pet-friendly, fostering a vibrant community atmosphere.
Pros
- Unique riverside location offers unparalleled views of the London skyline from the rooftop.
- Design balances industrial heritage with modern amenities and comprehensive wellness facilities.
- Offers flexible options like hot desks, private studios, and 24/7 access for diverse teams.
Cons
- Premium pricing reflects the desirable location and unique design features of the converted building.
- High demand means limited availability for dedicated desks and private studio spaces.
- Converted warehouse design may result in variable natural light depending on the floor level.
Finding the right office is about more than just square footage; it’s about finding a home where your team can thrive and your culture can grow. At ADAPT, we are your partners in navigating the changing world of work and have access to the best possible deals across Waterloo and Southbank spaces listed above.
With access to exclusive and under-the-radar options across London, we ensure you never have to settle. When you’re ready to explore your next location, start here.
