R&D-grade Class A space in London concentrates in dedicated science clusters; rents for true wet-lab capability run 30–80% above standard Class A office rent.

• Wet-lab capability requires specific MEP, exhaust, and floor-loading provisions — not every Class A building qualifies.
• R&D rent premium of 30–80% above standard Class A is normal.
• Clusters tend to anchor on universities or hospitals.
• Tenant fit-out for wet-lab is materially more expensive — often 2–4× standard office.

TL;DR

• Wet-lab capability requires specific MEP, exhaust, and floor-loading provisions — not every Class A building qualifies.
• R&D rent premium of 30–80% above standard Class A is normal.
• Clusters tend to anchor on universities or hospitals.
• Tenant fit-out">fit-out for wet-lab is materially more expensive — often 2–4× standard office.

Where R&D clusters

London's R&D capacity sits in purpose-built science clusters with MEP and floor-loading designed for lab use. Standard Class A office stock can sometimes accept light-lab tenants but rarely true wet-lab without significant retrofit.

What you'll pay

R&D rents typically run 30–80% above standard Class A. Tenant fit-out for wet-lab is 2–4× standard office fit-out. Budget accordingly.

Key facts

Frequently asked questions

Can I run a wet-lab in standard London Class A office space?

Rarely without retrofit. Look for purpose-built science-cluster product or buildings with documented wet-lab capability.

Editorial provenance

Reviewed by Samuel Okafor — EMEA contributing editor. Last updated 2026-04-15. See our methodology and editorial standards.

Primary sources for this page

• CBRE Marketview reports — CBRE
• JLL Office Insight — JLL
• Cushman & Wakefield Marketbeat — Cushman & Wakefield
• Savills World Research — Savills
• Colliers Global Office Outlook — Colliers

Full sources index · Submit a correction

Related topics

• Fit-out Capex — How to budget, sequence, and govern Class A office fit-out capex.