London's life sciences property market is experiencing unprecedented vertical expansion, with two major tower developments highlighting the capital's growing appetite for high-rise laboratory space.
British Land is seeking a partner for the comprehensive redevelopment of Euston Tower at its Regent's Place campus, with Savills appointed to source investors for the conversion project. The owner secured planning consent in March to transform the 36-storey tower, originally built in 1970, into a life sciences and innovation hub following the expiry of the occupier's lease in 2022.
The ambitious conversion will strip the existing façade back to the central core before constructing a new 32-storey structure, retaining approximately 31 per cent of the original building. The redeveloped Euston Tower will provide approximately 570,000 sq ft of commercial space, including 215,000 sq ft of lab-enabled and flexible workspace,
British Land is considering disposing of around 50 per cent of the development, though the exact partnership structure will depend on investor interest. The company previously came close to securing Allianz as a joint venture partner three years ago, though negotiations ultimately fell through.
Meanwhile, construction has commenced on what will become Europe's tallest purpose-built commercial laboratory building at Canary Wharf. One North Quay, a joint venture between Canary Wharf Group and Kadans Science Partner, represents one of London's largest commercial developments to begin this year.
The 823,000 sq ft vertical campus, designed by architects KPF, will rise 23 storeys and complete in 2027. Up to 60 per cent of the building will deliver level 2 wet laboratory space with capability for level 3 containment, addressing undersupply in London's life sciences market. Double-height floors will accommodate Good Manufacturing Practice spaces, another scarce commodity in the capital.
The development capitalises on Canary Wharf's transport connectivity via the Elizabeth line, Jubilee line and Docklands Light Rail, providing access to both Heathrow and London City airports.
One North Quay will feature over 20,000 sq ft of amenities including three "maker spaces" for collaborative innovation and a rooftop terrace with bar and restaurant. The building targets high energy efficiency through an optimised façade and low-carbon construction strategy.
In a recent interview, James Sheppard of Kadans spoke about shifting market dynamics and the strategic thinking behind Europe's tallest life sciences tower. He noted that many peers were "pushing back development programmes or pausing them completely", leaving Kadans as uniquely positioned. The December 2027 completion means they'll be "pretty much the only show in town between 2027 and 2030."
Canary Wharf's life sciences cluster has expanded significantly, now housing over 30 specialist tenants including TC BioPharm, MHRA, and Genomics England. Kadans' existing London Innovation Centre accommodates early-stage companies including IMU BioSciences and Tenpoint Therapeutics.
Both developments reflect London's strategy to accommodate life sciences growth through vertical expansion rather than traditional campus sprawl. The projects address shortages in specialist laboratory space whilst maximising prime urban locations through mixed-use integration and transport connectivity.
