How did Warwickshire’s commercial market fare in 2024, and what will 2025 have in store?

Against a somewhat challenging economic and political climate, we catch up with Jon Blood of Wareing & Company to discuss the how the commercial property market fared in Warwickshire in 2024, his predictions for 2025 and most importantly, what belongs in a Christmas dinner…

 

How did you find the last year?

As we wrap up 2024, it’s fair to say that Warwickshire’s commercial property market has been a lot busier than in 2023. We didn’t kick off the year with huge amounts of optimism, though. The interest rate hikes from 2023 had left many investors feeling cautious, and with a General Election looming, a lot of people were waiting to see how things panned out.

But the election was called earlier than expected, and by summer, the market really started to pick up speed. Retail, in particular, came alive, with many deals being completed in the latter half of the year.

 

What were the key economic challenges?

The year wasn’t without its hurdles. Early on, the impact of those 2023 interest rate hikes still lingered, and investor confidence was relatively low.

Interest rates eventually stabilised, which helped, but the economic backdrop still had its tricky moments. The government’s Budget could have been better for smaller businesses with the rise in National Insurance Contributions impacting their spending, but its overall commitment to building is a positive sign.

 

And what about sector-specific challenges?

Different sectors had their own issues to navigate outside of the overall economic outlook. In retail, there was a bit of a slow start before rents finally rebased after the pandemic, which paved the way for the sector’s resurgence later in the year.

The industrial market had a steady year. Warwickshire’s excellent location and transport links kept things ticking along nicely, even if it didn’t see the same surge as retail.

The office market was less active. With hybrid working now firmly the norm, landlords and businesses were understandably cautious about investing in office space. ESG (environmental, social, and governance) considerations also played a big role, making it clear that the office sector is still figuring out its place in a post-pandemic world.

 

What positives did you take from this year?

Plenty, actually! Retail had a fantastic comeback in the second half of the year. Seeing brands like Jo Malone London and Gail’s Bakery choose to set up shops on Parade and Regent Street respectively in Leamington Spa was a real boost for the area. It’s always great to see big names putting their confidence in the region.

The industrial sector also had its wins. Bracco, a global medical firm, took space at Titan Business Centre in Warwick, showing how businesses are still drawn to Warwickshire’s fantastic connectivity.

Even the office market, with all its uncertainty, delivered some exciting moments. One standout was letting around 20,000 sq ft at Imperial Court in Leamington to Lighthouse Games. It’s one of the town’s most prominent office spaces, so seeing a company of their calibre move in was a real highlight.

 

What are your expectations for 2025?

Looking ahead, there’s a lot to feel optimistic about. Flexible office spaces are likely to become even more popular, with companies leaning into the ‘hub’ model — places where staff can pop in and out as needed. Flexibility is king these days, and businesses are happy to pay a little extra for high-quality spaces that offer just that.

If the Bank of England keeps interest rates steady — or, better yet, brings them down as some are predicting — then we could see even more activity across the board. The government’s focus on housebuilding and growth could also help boost confidence, but investors will want to see tangible progress, not just promises.

Quality will continue to be the driving force. Businesses and investors have become much more discerning, and sub-par spaces just aren’t cutting it anymore. As we step into 2025, we’re ready to help keep Warwickshire’s commercial property market moving forward and thriving.

 

And finally – what is your favourite part of Christmas dinner?

I always look forward to a delicious Christmas dinner, but the food I absolutely must have on my plate are pigs in blankets. Chipolatas wrapped in bacon – you can’t beat it!

I hope everyone enjoys tucking into their own Christmas meal and having a well-deserved break at the end of another busy year! From myself and everyone at Wareing & Company, have a Merry Christmas and a Happy New Year!

 

Jo Malone opening in Leamington after Wareing & Company agrees deal

Luxury perfume brand Jo Malone London is set to open in the centre of Leamington in time for Christmas after Wareing & Company secured the move.

The new store will be opening at 67 Parade on Friday December 13th.

The company, which has more than 50 stores in the UK, is in the process of moving into the 1,523 sq ft unit which sits between Santander and Specsavers.

Rachel Baker, UK General Manager of Jo Malone London, said: “We are delighted to announce the news of our new Jo Malone London store opening in Leamington Spa.

“This elegant Regency town located in the heart of Warwickshire offers a sophisticated setting for Jo Malone London with its regal architecture and renowned spas.

“We believe that Leamington Spa’s charm and rich heritage perfectly complement our brand’s dedication to timeless elegance.”

Jonathan Blood, Director at Wareing & Company, added: “Jo Malone London is a highly-recognised brand that will be an excellent addition to the many great stores on Parade.

“This deal once again shows that the retail market in Leamington is more resilient than many other towns, and that big names are prepared to move in once the right unit is found.”

Car wheel specialists moving back to old Warwick home after 40 years away

A supplier of wheels for modern and classic cars, which boasts customers from as far away as Australia, is set for a move back into its old Warwick home after more than 40 years away after Wareing & Company agreed a deal.

John Brown Wheels is in the process of moving into the 22,224 sq ft Taylor Group House on Wedgnock Lane following the deal’s completion.

The firm designs replicas of alloy wheels for a range of modern vehicles as well as classic cars in need of an upgrade, from tiny wheels for 1960s Minis, to larger wheels for classic Volkswagen Type 2 campervans, and supplies to both the public and the trade.

Founded in 1972 in Coventry, John Brown Wheels was founded by the late Jonathan Brown and his brother Chris, who started off storing wheels in their bedroom and directing customers to call a telephone box between 6 and 8pm for any enquiries.

After a loan of £100 from their mother, the brothers grew the business and eventually opened 16 branches around the UK while basing itself at Wedgnock Lane in the 1970s and 1980s.

In that time, John Brown Wheels built up a strong reputation among classic car enthusiasts both in the UK and abroad, with orders being shipped as far as Japan and Australia.

However, after two decades at its current premises in Stockton, Chris and his son Rich felt the time was right to find a new premises to help the business grow.

During a visit to Warwick, Chris happened to see that Taylor Group House was up for sale through Wareing & Company, and called the agents soon after.

From left: David Brown (John Brown Wheels), Chris Brown, and Jonathan Blood inside Taylor Group House
From left: David Brown (John Brown Wheels), Chris Brown, and Jonathan Blood inside Taylor Group House

 

He said: “When I saw Taylor Group House was up for sale, I thought it was fate.

“Our premises in Stockton was becoming a little tired and we were in need of a new place to call home. But I never thought we might be able to move back to our old place in Warwick.

“I was initially told the premises had just been sold, which was a real shame. But a couple of months later, Jonathan Blood at Wareing called me back to ask if I was still interested as the original deal had fallen through. I said I was and we quickly arranged a viewing.

“Seeing the building again on our first viewing brought back a lot of memories – not only of our success there, but of my brother too. The decision to come back just felt right.”

John Brown Wheels is now in the process of fitting out Taylor Group House and transferring its inventory over, with a planned opening date in the new year. It is also hopeful of hiring new staff once the company moves in.

“Demand has generally been good in wholesale and export, and we’re hopeful the retail side of the business is picking up too,” Chris added.

“And Warwick is a busy town – the Wedgnock Industrial Estate is full of useful suppliers for us and we expect business will move more quickly once we’re moved in.

“We think our move back to Warwick will be a real step forward for John Brown Wheels, and we’re really looking forward to being back in the town and grateful to Jonathan at Wareing for his patience in securing the property.”

Jonathan Blood, Director at Wareing & Company, said: “Not only is this a great example of a successful company choosing Warwick as their new base, but an incredible story for the Brown family.

“The business landscape at Wedgnock Industrial Estate was a clear draw for Chris, but the personal connection to Taylor Group House made it particularly appealing.

“We’re delighted to have made this deal happen for Chris and John Brown Wheels, and we hope their return to Warwick brings them great success.”

Multinational medical firm opens first UK warehouse after Wareing deal

A multinational medical firm making products for diagnostic imaging has opened its first UK warehouse for repairing and testing after moving the service in-house.

Bracco UK has signed a lease on a 5,685 sq ft warehouse and 1,549 sq ft of office space at 8 Titan Business Centre in Warwick after Jonathan Blood, Director at Wareing & Company, secured a deal.

Bracco, headquartered in Italy, creates and distributes products used in contrast imaging – such as chemicals that can be detected in X-rays, MRI scans, and more, along with devices that can administer them.

While the UK arm of the company had a strong sales presence in the country from its Oxford offices, and saw its products used in both NHS and private hospitals, it used to rely on third parties to repair defective equipment and to test new products.

Bracco UK decided to bring this part of the business in-house so its customers would not have to deal with anyone new when it came to servicing and repairing.

As a result of this decision, Bracco UK needed suitable premises to base the service from.

Mark Pittaway, Service Manager for Bracco UK, said: “We knew we wanted somewhere fairly central to base the service in as our products are in hospitals all over the country. The warehouse also needed to be a blank canvas with associated office space, but that we could move into right away without any remedial work.

“We looked in Birmingham, Coventry, and similar areas, but when we came across the unit at Titan Business Centre, we thought it could be a good option.”

Mark was shown the warehouse by Jonathan, who understood Bracco’s requirements around having a turnkey premises and was able to demonstrate that the unit at Titan Business Centre was an ideal choice.

The team of six has now moved into the warehouse and is hitting the ground running.

Mark added: “It was clear that Jon understood what we were after as a business – which is something we couldn’t say for other agents we worked with in trying to find a suitable warehouse.

“Many other properties we were recommended by others were either too run-down or not quite right for our needs.

“We haven’t long moved in but we’ve already settled in nicely. The warehouse is exactly what we wanted and will enable us to kick-start our in-house repair and testing service in the UK, which will significantly improve our customers’ experience.”

Jonathan Blood, Director at Wareing & Company, said: “8 Titan Business Centre’s open space, high specification and excellent links to the motorway network via the M40 made it an attractive proposition for Bracco UK.

“We’re really pleased that Bracco UK has made itself at home so quickly, and we hope it will be an excellent base for its repair and testing operations for years to come.”

Wareing helps games company move into 20,000 sq ft offices in Leamington Spa

A growing games company has shown its faith in the Leamington office market after moving into 20,000 sq ft of office space in the heart of the town as it looks to expand its team.

Lighthouse Games has moved into Imperial Court in Leamington Spa after Jonathan Blood, director at Wareing & Company, agreed a deal on the building.

The company, which recently received major investment from industry giants Tencent, is transitioning its staff from its old base in Marlborough House in Leamington to Imperial Court as the space across four floors is fitted out over the next few months.

It is now planning to grow its employee count significantly as it works on an as-yet unrevealed new project.

Nick Craig, Operations Director at Lighthouse Games, said: “We’d been looking for new offices for a while, as our old space at Marlborough House couldn’t accommodate our rapid expansion.

“The property ticked a lot of boxes for us – parking so any staff driving in can relax on their commute knowing they can easily park, close to the great local restaurants and bars Leamington has to offer so they can socialise together after work, and lots of space for us to expand.

Jonathan Blood, Director at Wareing & Company, said: “This deal shows Leamington’s office market is proving more resilient than other towns of its size, and also shows the faith the video games industry has in the town.

“Imperial Court is one of the most prominent office buildings in the town, and its versatility and ease of access were very attractive to Lighthouse Games.

“Leamington earned the nickname ‘Silicon Spa’ thanks to the high density of games companies in and around the town, and this deal only solidifies Leamington’s reputation as the place to be for the video games industry in the Midlands.”

New Nisa coming to Leamington after Wareing & Company strikes deal

A new Nisa convenience store will soon be coming to a prime location in Leamington and will create 15 jobs in the town after Wareing & Company agreed a deal for a growing retail property business to buy the site.

The former Paperchase on 36 Parade in Leamington town centre will be replaced by a new Nisa store following the 5,709 sq ft building’s purchase by Dougall Group, a family-owned property company which owns a variety of convenience stores in the West Midlands and London.

The shop, which sits between McDonald’s and Flying Tiger Copenhagen and comes with a Pret A Manger-branded coffee machine, will open in September.

Ricky Dougall, director of Dougall Group, was informed of the opportunity by Jonathan Blood, director at Wareing & Company.

“We had been looking at opening a store in Leamington for a while, but we’d never been able to find a property that met all of our needs,” Ricky said.

“I’d been in contact with Jon on a previous deal that we didn’t pursue in the end, but we kept in touch because of our desire to find a Leamington site.

“When he told us about this opportunity – especially to buy rather than rent – we knew this was the site we were looking for.

“36 Parade is in an excellent location being right next to the main bus stops and attracting a high level of footfall.

“And the flexibility of Nisa being an independent retailer means we can adjust our stock depending on what our customers really need, and the Pret coffee machine will be a fantastic addition for those wanting a quick, quality coffee fix.

“We’re looking forward to opening in September and we’re confident Leamington will embrace the new store warmly. If all goes well, we’d be looking at potentially finding more sites in south Warwickshire to expand our portfolio further.”

Jonathan Blood, director at Wareing & Company, added: “It is rare for a property to be up for sale on Leamington’s Parade as opposed to a rental opportunity, and we’re delighted that Dougall Group has purchased the building.

“We had strong hopes for the site due to its enviable location on one of the busiest streets in the town in terms of footfall.

“It’s great news that 15 jobs will be created as a result of the store opening, and once again shows the strength of Leamington’s retail market compared to towns of similar sizes.”

The high street, a place to thrive for independent businesses

Wareing & Company Commercial Property Director, Jonathan Blood, recently caught up with leading law firm Wright Hassall about why delivering social experiences is part of the way forward for our high streets, and why a solution to the high street isn’t a one size fits all solution.

“Over the past five to ten years, the nature of the high street has fundamentally changed, and for well-documented reasons – the most obvious being the major shift to online shopping. You only need to look at the vast increase in the number of delivery vans on our roads for evidence of this. The transition to online retail has had a concomitant impact on the uptake of industrial leases to accommodate the plethora of storage and distribution hubs needed to facilitate the digital shopping revolution.

“As a result of this, what we’ve seen on our high streets is an exodus of larger-scale retailers as they take their operations online or move them to retail parks on the outskirts of our towns. The knock-on effect has been a vast increase in vacant retail premises on our high street, a trend that had begun well before COVID-19 came along but which was then exacerbated by the fallout of the pandemic.

“We’re a small, regional firm and I can only comment from the perspective of our smaller market towns locally, but what we see is a fairly constant demand for smaller retail units, with independent businesses in the services industries as the primary tenants: hairdressers, coffee shops, more independent retailers, which do well in the local area.

“I receive a lot of feedback from people on the state of our high streets. There is a growing frustration in the amount of vacant units and lack of variety in those that are occupied. 

“I would hope that, as buildings become vacant and get re-purposed (mostly for residential on upper floors), the remaining retail space will provide opportunities for good quality, independent retail operators and we will see a return to more traditional retail offerings such as clothing shops, homeware shops, toy shops etc.

“There is now a stronger desire for social experiences our our high streets. Here in Leamington Spa, and in my home town of Stratford, it’s certainly the case that people still want to visit the town centre of a weekend – but they’re much less interested in browsing in the shops than they are in frequenting the cafes, bars and restaurants. So it’s much more about socialising, about meeting up with friends or relatives and making use of the town’s hospitality offerings.

“It’s interesting to see that even the retail parks on the periphery of our towns, which – as their name suggests – used to focus fairly exclusively on shops, are now also increasingly providing food and beverage offerings to attract footfall, which speaks to that increased interest among consumers for a social experience instead of just concentrating solely on the business of getting the shopping done.”

Handelsbanken moves to 3,000 sq ft Leamington office after Wareing & Co secure deal

A major bank is set to open a premier office location in Leamington Spa as part of its plans for growth in the area after Wareing & Company secured a deal.

Local relationship bank Handelsbanken will move to a new 3,000 sq ft office on the second floor of Olympus House from its current premises in the town after agreeing a 10-year sub-lease with leading law firm Wright Hassall.

Jonathan Blood, director at Wareing & Company, acted on the deal on behalf of Handelsbanken.

He said: “We have worked with Wright Hassall for a number of years now to help complete our own transactions, so it’s fitting that we secured the deal for Handelsbanken to move into Olympus House.

“The space and amenities fitted Handelsbanken requirement’s perfectly, and we hope the team enjoy settling into their new office.”

Handelsbanken is a relationship bank which offers banking and financial support for customers ranging from individuals to large corporate and financial institutions.

Its Leamington Spa branch, which serves its south Warwickshire customer base, was previously based at Myton House in the town centre for a decade, with all 13 staff due to relocate to Olympus House.

Dani Coe, Branch Manager for Handelsbanken Leamington Spa, said: “Moving to Olympus House is a natural step to accommodate our expanding team of relationship bankers in order to support even more customers in the local community.

“It not only provides a fantastic location for us with excellent parking for our customers, but almost double the office space as our previous site, alongside a welcoming open-plan office space which allows our team to be all on one floor.

“We are very thankful to Wright Hassall and Wareing & Co for helping with our move.”

Phil Wilding, Managing Partner at Wright Hassall, said: “I’m really pleased to welcome Handelsbanken to Olympus House, which has been our proud home since 2007.

“Modern offices look very different from when we first moved in, and in recent years we have seen companies across the world – including Wright Hassall – embrace hybrid working, with most of our 240 staff able to work in a hybrid manner.

“This working style has enabled us to consolidate the office space that we need as a business, and use our premises differently. It has meant we have been able to release some of our surplus space to other local businesses, which ties in with our aspirations to support local businesses and enable their growth and success.

“We still have plenty of office capacity for all of our staff, including space for growth, which is very much on our agenda.

“Handelsbanken is a well-respected name within the banking sector and we are delighted to welcome another local business into our office space.”

 

 

 

Leamington architects opening art gallery alongside studio after Wareing deal

A chartered architects practice based in Leamington Spa is set to shake-up the high street with its latest move – by hosting a fine art gallery alongside the architects studio.

Rickett Architects is set to move into Regent Court, 2 Livery Street – the former home of fashion store Jaeger – from its current offices at 168 Parade in the town centre after Wareing & Company secured a deal.

Rickett Architects, which designs high density and affordable housing schemes, residential and care home buildings for clients all over the country, wanted to increase its presence in Leamington by moving into a ground-floor high street location.

But the move into the 1,944 sq ft unit on Regent Court is not just a simple office move. The bulk of the space will be dedicated to displaying and selling contemporary art from a range of regional and international artists in a concept Rickett Architects calls ‘Pavilion’.

Dan Rickett, Managing Director of Rickett Architects, said: “Through Pavilion, we wanted to bring the architects studio to ground level to improve our visibility, in addition to sharing the cost of space with complimentary uses to support our hybrid working policies.

“We are working with Gallery Director Kelly Childs who brings industry knowledge and unbridled enthusiasm for the project and knows a lot of up-and-coming artists through her work. It was through speaking to her that the idea for a combined space took hold.”

Dan saw that Wareing & Company were marketing the old Jaeger unit at Regent Court and thought the space could be perfect for the new venture.

“We want to use around three-quarters of it for the art gallery, and the rest for our architect’s studio,” he added.

“The idea is that the customer sees the fine art gallery first and this brings them in – and it’s also something that our clients can enjoy when they come to visit us in the studio.

“We’re also keen to make sure the art is at a good range of prices and supports local artists rather than focusing on exclusivity and prestige.

“Ultimately, we wanted to try a new model of getting an architectural business to viably have a presence on a high street. If successful, we will look to try and roll it out to other locations, with Pavilion being the anchor concept.

“We must thank Wareing & Company for their support too. They were very professional to deal with and made the process of securing the lease as smooth as it could have been. We can’t wait to move in.”

Bill Wareing, owner of Wareing & Company, said: “It’s great to see Rickett Architects trying something bold on the high street and combining office space with a different venture.

“Regent Court, 2 Livery Street is in a fantastic location in Leamington with plenty of footfall, so they won’t be short of people admiring the art on display.

“We wish Dan and the team all the best with the move and look forward to viewing the artwork ourselves.”

Law firm moving to vibrant offices in Leamington Spa

An expanding law firm is set to relocate to new offices in Leamington Spa as part of its ambitious plans for growth.

Thomas Flavell & Sons Solicitors, a thriving law firm, are thrilled to announce their upcoming move to a dynamic and modern workspace at 19 Waterloo Place.

Currently operating from separate offices on Regent Grove and Smith Street in Leamington and Warwick respectively, Thomas Flavell & Sons Solicitors aims to centralise their operations by bringing their dedicated team under one roof.

The new premises will accommodate all existing staff and provide ample room for an additional 15 employees, further bolstering the firm’s ability to serve their growing client base.

The firm, whose services encompass residential and commercial property matters, family law, probate, and litigation, has enjoyed remarkable success in recent years. With the vision of expanding operations and attracting top talent, the firm sought an inviting and contemporary office space.

The upcoming move not only showcases the firm’s ambition and commitment to clients but also highlights their dedication to fostering a collaborative and forward-thinking work environment. The modern amenities and strategic location of the Waterloo Place premises will undoubtedly enhance the firm’s ability to provide exceptional legal services while attracting talented professionals who share their values and vision.

Jamie Connolly, Director and Head of Corporate at Thomas Flavell & Sons, is looking to introduce a fresh and vibrant work environment by embracing open office space, hot-desking, and collaborative breakout areas. This approach aims to foster a relaxed atmosphere, departing from the conventional setting typically associated with traditional offices.

He said: “We wanted our new office to be a real draw for both our staff and our clients instead of being a staid environment where our employees didn’t really want to be.

“It was important that we were in a thriving town centre like Leamington too – there are so many great businesses, cafes and bars that staff can enjoy while working here.

“We were also inspired by places like 1 Mill Street in Leamington which is showing what the future of office working can be like with its flexible approach to working. We want to try and emulate that to a certain extent at Waterloo Place.

“Wareing & Company showed us a few places during our search, and the property on Waterloo Place really stood out for us thanks to its great interior space and central location.

“We’re really looking forward to the move and we’re confident our current staff, as well as future employees, will enjoy being based there.”

The office is expected to open in early September after the fit-out of the interior is finished and will add to the firm’s three offices in Leicestershire.

Jonathan Blood, Director at Wareing & Company, added: “Leamington Spa continues to be a desirable town for businesses to relocate providing the office space is of the right quality – and this deal is a clear example of that.

“19 Waterloo Place provides Thomas Flavell Solicitors with office space that is not only in a great location in the town, but has enough flexibility and size that they can fulfil their vision of open office working and expanding the business too.

“We’re delighted the move has completed and we look forward to seeing the business grow even more from its new home when it opens in September.”