London start-ups are not quietly slipping back into offices. Startups are expanding their workspace and actively competing for it.
After years of remote-first experiments, the numbers now favour teams that meet in person at least part of the week. The companies planning to grow through 2026 are locking in workspace that can grow with them.
What does the new leasing data really show?
Knight Frank’s Q3 2025 London office market report projects that annual take-up will hit 3.24 million square feet in 2025 and 3.37 million in 2026.
That would make 2025 the strongest leasing year since 2019.
This is happening in a market that Langham Estate says has already stabilised, with vacancy down to about 7.7% by late 2025.
The intent behind those deals matters even more. Knight Frank finds that by late 2025, a clear majority of businesses – 55% – were looking to increase space, while only 14% wanted to shrink.
Nine of the ten largest Q3 transactions were expansion rather than consolidation. That is not the behaviour of companies betting on a permanently remote future.
What are the signals that this is a structural shift?
The data points to more than a short-term rebound or a handful of headline deals. Multiple indicators across demand, deal size, and space quality suggest a deeper, longer-lasting change in how companies are using offices.
- Stronger demand than any year since 2019 according to Knight Frank
- Most large deals in Q3 2025 were for more space, not less
- Vacancy has fallen from over 10% to 7.7% based on Langham Estate analysis of Savills and others
- Around 70% of recent take-up is top-quality “Grade A” space, which signals long-term confidence in office use
- Flexible space already accounts for about 10% of Central London stock according to CityHub Offices and Langham Estate, which shows companies want adaptability, not an absence of offices
Put simply, many start-ups tried running fully remote and found it blocked collaboration, slowed product decisions, and weakened culture.
The current wave of leases is a correction as founders accept that growth needs a physical base while still demanding flexibility in how they occupy it.
If demand is clearly back, the next question is who is driving it and why so many of them are choosing managed and flexible space over old-style long leases.
Why are smaller occupiers driving the comeback?
The clearest sign of change is who is signing new space.
Knight Frank reports that in Q3 2025, almost 300 London deals were for offices below 10,000 square feet. That is start-ups and SMEs, not just global corporates.
These are growth-minded teams choosing to invest in a base that fits now and can stretch as headcount rises. Instead of old-style ten-year leases, they are picking managed and flexible offices.
CityHub Offices finds that while flexible space now makes up about 10% of London stock, this is a significant jump from just 6% in 2019.
That is a big shift in a short period. It shows that adaptability has become the default brief for most younger businesses.
The flex market is also getting bigger and more serious. According to CityHub Offices, enquiries for flexible offices of 20 desks or more rose 24% year-on-year.
Only 13% of those enquiries were for short-term projects. The rest were long-term plans.
Around 85% of flex operators now say they will expand in 2026, which confirms that flexible space is being treated as core infrastructure rather than a temporary stopgap.
As more teams lock in managed space as their long-term base, the next question is how quickly they need to move before the best quality options tighten further across London.
Why does timing matter for start-up office moves in 2026?
London is no longer in a fire sale phase. With vacancy rates settling and most new deals landing in higher-grade buildings, the best space is being picked off first.
In practice, this means prime locations disappear quickly, while older or awkward stock keeps headline vacancy figures looking higher than it feels on the ground.
Future supply is already spoken for. Roughly a third of offices now being built in central London are pre-let (rented before construction finishes), and larger occupiers are committing more than four years before their current leases end.
That is a big shift from a couple of years ago when many waited until the last two to three years to act.
For growing teams, this changes the playbook. If you wait until you are bursting at the seams, your shortlist will probably be smaller and more expensive.
Moving earlier lets you choose layout, location, and amenities rather than settling for what is left in your budget band.
You should think about locking in space sooner if any of these apply:
- You can see headcount rising over the next 18 to 36 months
- You want a central address that helps with hiring and client trust
- You care about modern fit-outs and strong sustainability credentials
- You prefer managed or flexible space inside a high-quality building
Prime rents in some pockets, such as the West End, have already set new records – including deals at around 240 pounds per square foot – yet many other London areas still sit below 2019 peaks.
This creates a short window where quality and value still line up for fast movers.
The real advantage now goes to founders who use this window to plan ahead, so the final step is working out how to choose a workspace strategy that will still look smart three or four funding rounds from today.
How ADAPT helps founders use this window wisely
The data makes one thing clear: fast-growing teams are rushing back into London offices, and the best flexible, high-quality spaces are going first.
At the same time, the market is fragmented and confusing, especially if you’re a founder trying to balance hybrid work, culture, and runway.
ADAPT exists to be your partner in that decision, not just to find you a postcode.
Instead of leaving you to trawl endless listings or talk to dozens of operators, ADAPT captures your goals (team size now, hiring plans, budget, preferred areas, culture) and turns them into a short, curated list of spaces that actually fit.
That can include managed, serviced, or flexible offices with room to grow over the next 18 to 36 months. It often also includes off-market options you won’t find on public portals.
From there, ADAPT helps you compare layouts, costs, and terms in plain English so you can move early without overcommitting.
Because ADAPT has spent 20+ years in this world, they know which buildings really deliver on design, amenities, and reliability – and which don’t.
The result for founders is fewer wasted viewings and faster decisions that still feel right three or four funding rounds from now. And for occupiers, ADAPT’s service is always free.
Too many start-ups either panic into the wrong lease or wait so long that the good space has gone. We step in early, simplify the choices, and make sure the office you pick actively supports the growth you’re aiming for.
Chris Meredith, ADAPT CEO & Founder
What can you do to get ahead of your next London office move?
If you’re hiring, fundraising, or outgrowing your space, it’s time to plan. Waiting until you’re out of room is the costly move.
The companies moving fastest today are locking in flexible space in better buildings, on terms that give them options later.
ADAPT can help you do exactly that: find a smarter, more flexible office that fits your team, budget, and growth plans – without paying a penny for the support.
Whether you’re choosing your first London base or upgrading for the next phase, ADAPT helps you move early, choose well, and avoid costly mistakes.
