A kiosk at a station is not a small restaurant. It is a different business, and the property decisions that make it work are not the ones that make a restaurant work.
Transaction facts
| Service | Food and beverage acquisition, occupier side |
| Formats | Station concourses, market halls, arcades and kiosks |
| Locations | Battersea Power Station, St Pancras, Victoria, Paddington Square, Old Spitalfields Market, Borough Yards |
| Clients | Include Santa Nata and other operators |
The brief
Transport hubs and market halls changed London food and beverage, and they did it by removing the hardest variable. A kiosk on a station concourse does not have to find its customers; several hundred thousand of them walk past. What it gets instead is a set of constraints a street site never imposes: the landlord sets the hours, the servicing window, the shopfront and often the menu boards; extraction is either there or it is not, and if it is not, the deal is dead however good the site looks.
The result those constraints produce
is a format that suits some models and destroys others. High-volume, low-complexity, fast-service products thrive. Anything needing a long dwell time, a licence, or heavy extraction usually does not.
What we did
We act for operators taking compact space across the hub and market-hall formats: station concourses at Battersea Power Station, St Pancras, Victoria and Paddington Square, and market schemes including Old Spitalfields and Borough Yards.
The work starts before the site. We establish whether the operator’s model survives the format’s constraints — extraction, hours, servicing, planning class — because that is the question that decides the deal, and it is usually asked too late. Then the commercial terms, where these schemes differ again: rents are frequently stepped or turnover-linked, so the headline figure describes a year that may never happen, and the average over the term is the number that matters.
The result
Multiple compact units secured across London’s principal transport and market schemes, for operators who now treat the format as a channel rather than an experiment.