London’s office space strategy once began with location and ended with price. Today in a post-COVID world being disrupted at lightning speed by AI, that formula is incomplete and hopelessly outdated.
Transport infrastructure now acts as the multiplier that determines whether a postcode commands a premium or struggles to attract occupiers. Nowhere has this been clearer than with the Elizabeth line, which redrew London’s office map before the first train even ran.
Studies by Transport for London and the Department for Transport found that office rents near future Crossrail stations rose significantly ahead of completion – around 3% within 500 metres of stations and up to 7.5% within 1 kilometre. These gains were priced in years before services launched, reflecting the speed at which markets respond to connectivity upgrades.
The effect has been widespread. In 2023, the London Property Alliance reported that 51% of central London office take-up occurred within a ten-minute walk of an Elizabeth line station. That change is seismic.
Submarket office space areas once considered secondary, such as Farringdon, Kings Cross and Bond Street, have since emerged as top performers, with rental growth of up to +50% over the past decade. These shifts illustrate how transport doesn’t just move people – it moves markets.
What is shifting for office space occupiers?
For occupiers, transport-driven value is not simply about paying higher office rents. Improved connectivity reshapes the cost-value equation in three ways:
- Wider access to talent as commuting times shorten
- Greater client proximity with faster east to west travel
- Enhanced workplace appeal through sustainable transport options
This makes the traditional idea of a fixed prime location less relevant. Instead, businesses are now assessing the long-term impact of planned infrastructure and sunk costs, seeking to secure flexible workspace before connectivity premiums drive costs higher. Anticipating not just where office value is today, but where it will be once accessibility improves even further, has become a critical competitive advantage in a hybrid office landscape.
Where does transport-driven value appear first?
Importantly, transport-driven appreciation is not uniform. Research shows that rental growth often peaks slightly further from new stations rather than directly next to them.
Offices located 500 metres to 1 kilometre away typically outperformed those within the immediate 500-metre zone, as occupiers sought improved accessibility without the trade-offs of congestion, noise or oversupply.
This near-perimeter ring has become a sweet spot – offering premium office rents while preserving a balanced environment.
For occupiers, it underlines that transport value works as a multiplier rippling across zones rather than lifting only the obvious winners. Reading these patterns well allows businesses to secure space in areas poised to shift from secondary to primary positioning, delivering significant long-term upside.
How should businesses plan their office move without falling into speculation?
While transport-driven value is predictable, it rarely arrives overnight. Evidence from the Elizabeth line shows much of the uplift was priced in years before the trains began running, with pre-office let activity already stronger near station sites.
Around 40% of office space along the line due for completion by 2026 has been pre-let compared with just 30 percent across the wider market, a clear sign of occupier confidence consolidating ahead of delivery.
Nevertheless, speculation carries risks. HS2’s drawn-out delays at Euston highlight the dangers of relying too heavily on promised projects that may stall. The stronger approach is to balance tomorrow’s transport benefits with today’s fundamentals such as established facilities, local employment hubs, local amenities including eateries, coffee shops, and cultural anchors. Landmarks play their part too and distance to loved areas socially too like Oxford Street, or even access and proximity to The Thames for Uber boats and summer walks.
- Targeting districts where connectivity enhances existing strengths rather than creating them
- Weighing current accessibility needs against talent attraction when new links open
- Using pre-letting signals as indicators of consolidating demand
- Avoiding overexposure to single points of failure such as one station or line
The goal is to align long-term mobility upgrades with present-day operational requirements. The most resilient office strategies treat connectivity improvements as a multiplier of value rather than the sole driver of decisions.
Navigating transport-driven shifts with smarter office choices
New transport links like the Elizabeth line are reshaping London’s evolving office geography, turning secondary districts into tomorrow’s prime markets. For businesses, this creates both opportunity and risk: move too slowly, and rising premiums close off options; act too early, and you may overexpose yourself to speculative promises.
This is where ADAPT steps in. With over 20 years of expertise, ADAPT guides businesses toward districts that balance today’s fundamentals with tomorrow’s transport upside. Clients access off-market space, flexible lease terms and tailored solutions that ensure teams thrive both culturally and strategically, capturing the transport dividend without compromising on value.
The result is long-term resilience. Through strong partnerships across London, ADAPT enables ambitious occupiers to see around corners – choosing locations that attract talent, impress clients and stand firm as neighbourhood dynamics evolve.
“Office strategy shouldn’t be a gamble on the unknown, whether that’s your business or what area will be right for you in five year’s time. Our job is to help ambitious businesses secure space that works right now – and wins even more value as your company and the city itself transforms.”
Chris Meredith, ADAPT CEO & Founder
What can you do to get ahead of transport-driven office shifts?
If you’re evaluating a new lease, planning to scale headcount or watching transport upgrades reshape your submarket, now is the moment to act. Timing matters – but more importantly, informed timing matters.
With ADAPT, you don’t just find space. You find the right space, in the right location, on the right terms – space that flexes with your growth and delivers value as connectivity shifts the market.
That is the ADAPT difference: turning uncertainty into opportunity by aligning office choices with the future of London’s mobility. You can start your journey here.
