Farringdon or Kings Cross is not a branding call. It is a timing call. Prime rents are inching up while quality space disappears. The cost of waiting is rising faster than the rent gap.
Is the window for quality space already closing?
Prime headline rents now sit at £92.50 per sq ft in Clerkenwell and Farringdon versus £90.00 in Euston and Kings Cross according to Knight Frank Q2 2025. That is a 2.8% premium.
Scarcity matters more. Knight Frank puts vacancy for new space at just 1.9% which means Grade A options vanish fast. BNP Paribas Real Estate reports Clerkenwell and Farringdon at the City’s lowest vacancy of 8.8%.
Demand is piling into the best buildings. Grade A space captured 75.2% of Q4 take-up across Central London on BNP Paribas Real Estate data. Knight Frank adds that 77.6% of Q2 take-up targeted new or refurbished space.
When most occupiers chase the same spec the shortlist shrinks and bidding drives effective rents higher than the headline.
Supply will not catch up quickly. Knight Frank projects a 7.5m sq ft undersupply by the end of 2028. The pipeline is restricted versus historic take-up and completions skew to sustainable refurb.
Delay six months and you risk no fit-for-purpose floors or a forced compromise on location, amenities, or commute.
What scale-ups should do now
With market conditions tightening and competition for prime space increasing, scale-ups need to act decisively while staying strategic. The goal is to balance flexibility with long-term security, positioning the business for growth without overextending.
- Define minimum spec and move early before marketing windows close, then keep options live across both submarkets
- Model rent growth near 5% to 6% a year on Knight Frank forecasts and build headroom into approvals
- Plan for bigger footprints as average deal size hit 9,786 sq ft in Q2 up 48.9% on Knight Frank data
- Use pre-letting to lock delivery 2 to 3 years ahead as shown by major West End pre-lets in Q2 per Knight Frank
What does the 2.8% premium in Farringdon really buy?
Farringdon costs a touch more but it buys certainty and network. That extra spend secures proximity to professional services that are outperforming, with activity running 157.6% above the long term average on Knight Frank data.
Vacancy is also tight where it matters, with Clerkenwell and Farringdon showing the City’s lowest vacancy at 8.8% on BNP Paribas Real Estate Q4 2024, which signals stickier demand and faster leasing velocity.
When the cluster is deep and space is scarce your risk of missing on spec is lower even if the rent is higher.
Kings Cross trades a small saving for momentum and headroom. Budget stretches further and the stock base has more development potential which suits firms expecting a second move.
Tech, media, and telecoms represented 12.8% of Q2 leasing volumes on Knight Frank data, which aligns with Kings Cross credentials. Value add investment made up 46% of Q2 volumes per Knight Frank, which tends to feed emerging districts first.
Midtown posted 14.3% annual prime rent growth to £80 per sq ft on BNP Paribas Real Estate, which is pushing quality up the curve near Kings Cross. For early scale ups that want new product and optionality this is a rational trade.
Both submarkets fit the new scale up footprint. The average deal size jumped 48.9% to 9,786 sq ft in Q2 on Knight Frank data, which is a sweet spot for 60 to 100 person teams with growth plans.
The real swing factor is timing not postcode. Vacancy for new space is just 1.9% per Knight Frank and top floors are being reserved before completion. Four of the five largest West End transactions in Q2 were pre lets according to Knight Frank, which shows the market has moved. The smartest moves are now secured two to three years ahead of occupation.
How do you align location with stage and culture?
Success comes from fit rather than postcode. Established scale ups that sell into sophisticated clients benefit from Farringdon. The cluster signals maturity and puts you close to advisers and partners that accelerate deals.
BNP Paribas Real Estate shows professional services as a leading driver of demand which supports a neighbourhood where credibility and in person networks matter.
Kings Cross suits product led teams that value newer stock and budget headroom. The area attracts media and tech tenants and has a deeper pool of modern sustainable buildings. BNP Paribas Real Estate reports strong Grade A appetite and meaningful media tech activity which aligns with talent expectations around amenities and hybrid friendly design.
Strategic moves for high-growth teams
As competition for prime London space intensifies, choosing where and when to commit can have a lasting impact on cost, culture, and client visibility. The right move now depends on what drives your growth most, whether that’s people, proximity, or perception.
- Choose Farringdon if client lunches and partner meetings drive your pipeline and you need instant signal
- Choose Kings Cross if hiring velocity and R and D cadence benefit most from value and modern inventory
- Prioritise quality over postcode because most demand targets new or refurbished space according to Knight Frank
- Expect rents to rise with Knight Frank projecting about 5.8% annual growth across core markets
- A one year delay on a 10,000 sq ft search at £90 per sq ft can add about £52,200 to annual rent
- Lock terms early if you expect to upsize again soon to avoid paying more for the same specification
All roads point to a simple truth that the right quality space secured on time will compound value faster than waiting for the perfect address.
Why timing-not postcode-wins in Farringdon vs Kings Cross
Rents are edging up while Grade A supply is vanishing. With just 1.9% vacancy for new space and pre-lets locking the best floors two to three years out, waiting turns a 2.8% rent gap into a bigger total cost.
ADAPT helps fast-growing teams move early, compare real options across both submarkets, and secure quality before the window closes.
Here’s how we solve it:
- Define non-negotiable spec and model 5–6% rent growth to set approvals with headroom.
- Run parallel tracks in Farringdon and Kings Cross to keep options live and competitive.
- Surface off-market and pre-completion floors via our provider relationships and AI-curated shortlists.
- Use pre-letting to align delivery to your hiring plan (24–36 months ahead where needed).
- Build flexible paths (managed now, bespoke later) so you never overpay or compromise on culture.
As a 360° partner-not a broker-ADAPT blends market intelligence with exclusive access to fitted/managed and bespoke solutions. We protect clients from costly mistakes, tailor space to culture and workflow, and keep you scalable as deal sizes grow.
Grade A is getting reserved before it hits the market. The real decision isn’t Farringdon vs Kings Cross-it’s how fast you can secure the right fit. Our job is to make that timing advantage repeatable.
Chris Meredith, ADAPT CEO & Founder
What can you do to get ahead of the Farringdon-Kings Cross timing call?
If you’re raising funds, growing headcount, or sitting on a legacy lease that no longer fits-now is the moment to act. In a market where most demand targets new or refurbished space and vacancy is thin, the best floors go to teams who move first.
ADAPT will benchmark your specification, model future rent, and compare Farringdon and Kings Cross side by side to identify the right fit. Whether you need a pre-let or a flexible managed option, ADAPT ensures your space scales with your next stage of growth.
Start your workspace search with ADAPT.
