Project's Overview

The Connection at 198 High Holborn, London WC1V 7BD, is exceptionally well situated at the crossroads of five prime London sub-markets: Covent Garden, Holborn, Soho, Fitzrovia, and Bloomsbury. This strategic location offers outstanding transport connectivity, with Elizabeth line services at Tottenham Court Road station just an eight-minute walk away, enhanced by ongoing Crossrail regeneration projects. The area is enriched by cultural icons like the Royal Opera House, British Museum, and Seven Dials, alongside plentiful green spaces, theatres, boutique shops, fine dining, and 5-star hotels such as the Hoxton Hotel nearby. Bloomsbury to the north adds prestigious academic and medical institutions, driving footfall and desirability.

Spanning 23,494 sq ft (2,182.7 sq m) of net lettable office space over ground and five upper floors, the property features highly adaptable open-plan floorplates with substantial natural light, accessed via a self-contained landscaped walkway (Dragon Yard) from High Holborn and a rear entrance on Stukeley Street. Finished to Cat A standard, with the first floor fully fitted, it includes two 8-person lifts and a glazed central core. Held on a virtual freehold for 999 years (approximately 973 years remaining) at a peppercorn rent, it offers flexibility for sub-division, owner occupation, or alternative uses subject to consents.

A comprehensive refurbishment programme presents significant value-add potential, including expansion of end-of-journey facilities and an enhanced arrival experience. The property is offered with a short-term leaseback on parts of the 4th and 5th floors, providing a clear path to full vacant possession by Q2 2026, while the remainder is immediately available. This positions it ideally for investors seeking to capitalize on London’s Midtown renaissance.

Major regeneration in the vicinity, including Crossrail’s full operational impact, continued development in Holborn and Covent Garden, and spillover from Soho and Fitzrovia’s tech and creative booms, will drive rental growth and capital appreciation. Proximity to key amenities and transport hubs ensures sustained demand from occupiers in professional services, media, and tech sectors.

Priced at £12,500,000 (£510.33 per sq ft), this represents a strong investment opportunity due to its long leasehold security, refurbishment upside, and location in one of London’s most dynamic micro-markets. No specific parking spaces or EPC rating are detailed, but the asset’s adaptability and regeneration tailwinds underscore its potential for outsized returns.

🪙 The Piccadilly line upgrade includes major refurbishments at Holborn station nearby, introducing new trains, step-free access, and increased capacity, with works progressing through 2025-2030. This will enhance connectivity, boost footfall from commuters and tourists, and drive up property values and liquidity in Midtown.
🪙 Mount Pleasant redevelopment transforms the 6.3-acre former Royal Mail site into 1,500 homes, offices, a hotel, school, and public realm, with construction ongoing and phases completing by 2030. Its proximity will introduce new residents and workers, increasing local demand and supporting rental and capital growth for nearby offices like The Connection.
🪙 The British Museum's £1 billion Transformation project involves new galleries, a state-of-the-art collections centre, and improved public spaces, with construction starting 2026 and openings to 2031. Located in adjacent Bloomsbury, it will draw millions more visitors, elevating cultural prestige and property desirability in the area.
🪙 Ongoing public realm improvements in Covent Garden by Shaftesbury Capital enhance pedestrian routes, plazas, and green spaces, sustaining retail and leisure vibrancy. These upgrades, adjacent to the property, will maintain high footfall and occupier appeal from creative and professional sectors, supporting value uplift.
🪙 Farringdon station enhancements integrate Elizabeth Line and Thameslink services with public realm upgrades, a short walk away, fully operational post-2022 with ongoing capacity boosts. This super-hub status amplifies Midtown's transport appeal, attracting tech and finance occupiers and enhancing investment returns.
🪙 Knowledge Quarter London initiatives expand education, research, and life sciences hubs including UCL and the Francis Crick Institute in Bloomsbury, with developments through 2030. This drives knowledge economy growth, high-quality occupier demand, and long-term capital appreciation for prime Midtown assets.
🪙 Midtown BID's public realm programme improves High Holborn streets with better paving, lighting, greening, and wayfinding, ongoing as of 2025. These enhancements create a more welcoming environment, improving occupier retention and attracting premium tenants to boost property liquidity and values.
🪙 Tottenham Court Road Elizabeth Line station public realm works and full service integration continue to regenerate the area, eight minutes' walk from the property, with spillover benefits solidifying post-2025. Increased accessibility supports office demand from professional services and tech, fueling rental growth.
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