2020 has been a year to forget for the once darling of the Thames Valley market – the town that in the late 1980s and late 1990s could attract some of the world’s largest technology and pharmaceutical companies.

Take-up for the whole of the year has been c.20,000 sq ft in 5 deals which is less than 20% of the annual average take-up since 2008. On the positive side rents have not yet seen a correction but none of the space let was on new grade A space.

Further negative news is that Three announced their intention to leave the town centre taking 900 jobs when their lease in Star House expires which means that with Johnson & Johnson’s declared intention to leave Foundation Park in the light of their imminent lease expiry and retrench to High Wycombe the town's two largest employers may depart.

2021 will be a better year for the town with the opening of the Elizabeth line coming on the horizon in 2022, there are likely to be some significant bargains for occupiers' brave enough to commit to space especially in H1.


Town Centre

2,200 sq ft

Out of Town

1,180 sq ft

Grade A: 0 sq ft

Grade B: 3,380 sq ft



7.8% 10.1%


Town Centre

£38.00 per sq ft

Out of Town

£35.00 per sq ft


Business Services

2,200 sq ft (65.1%)

Education & Training

1,177 sq ft (34.9%)

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