London ($121/sqft, 8.6% vacancy) and San Francisco ($78/sqft, 31.5% vacancy) compete on different axes: London on rent and tax and San Francisco on talent depth.
London ($121/sqft, 8.6% vacancy) and San Francisco ($78/sqft, 31.5% vacancy) compete on different axes: London on rent and tax and San Francisco on talent depth.
| Metric | London | San Francisco |
|---|---|---|
| Region | EMEA | Americas |
| Country | United Kingdom | United States |
| Class A rent (USD/sqft/yr) | $121 | $78 |
| Class A rent (local) | 95 GBP | 78 USD |
| Vacancy | 8.6% | 31.5% |
| Trend | rising | rising |
| Prime yield | 4.5% | 6.5% |
| Premium flex / seat / month (USD) | $1,380 | $1,280 |
| Submarkets covered | 7 | 6 |
| Corporate tax | 25% | 27% |
| Metric | London | San Francisco |
|---|---|---|
| Typical term | 10 yrs | 7 yrs |
| Typical rent-free | 24 mos | 22 mos |
| Lease norms | London leases are predominantly Full Repairing and Insuring (FRI). Tenant pays service charge and is responsible for dilapidations on lease end. Rent reviews to open-market rent every 5 years are standard. Rent-free periods of 18-30 months on a 10-year term are typical, with 'capped' rent-free for break-clause certainty. Personal guarantees are uncommon for institutional tenants; rent deposits are common for younger covenants. | Modified-gross with operating-expense escalations over a base year. Rent-free of 18-30 months on a 10-year term is current market for trophy assets in lease-up. TI of $150-$220/sqft is achievable. Termination options at year 5 are increasingly negotiable. |
| Tax note | UK corporation tax is 25% (19% small profits rate). Business rates are a major occupancy cost — ~50% of rateable value annually, levied separately from rent and service charge. | Combined federal + California corporate tax effectively reaches 27%. San Francisco gross receipts tax applies to most occupiers; payroll tax is now phased out. |
| Metric | London | San Francisco |
|---|---|---|
| Talent index (0–100) | 96 | 98 |
| Talent note | Largest financial-services and technology talent pool in EMEA. Average all-in compensation indexes 96 vs. New York's 100. | Deepest AI/ML and senior software engineering talent pool globally. Average all-in compensation indexes 98 vs. New York's 100. |
London: The Elizabeth Line transformed cross-London commute times. Heathrow to Liverpool Street is 35 minutes; Paddington to Canary Wharf is 17 minutes. Crossrail-adjacent assets command a measurable rent premium.
San Francisco: BART, Muni, Caltrain, and the new Salesforce Transit Center anchor commute infrastructure. The Central Subway extension to Chinatown completed in 2023.
San Francisco is the cheaper Class A market on a USD basis.
San Francisco has the deeper talent index (98/100 vs 96/100).
London has the lower headline corporate tax (25% vs 27%). Local incentives can change the effective rate materially.
London typical term is 10 years with 24 months free; San Francisco runs 7 years with 22 months free.
London: The Elizabeth Line transformed cross-London commute times. Heathrow to Liverpool Street is 35 minutes; Paddington to Canary Wharf is 17 minutes. Crossrail-adjacent assets command a measurable rent premium. San Francisco: BART, Muni, Caltrain, and the new Salesforce Transit Center anchor commute infrastructure. The Central Subway extension to Chinatown completed in 2023.
Score London, San Francisco and up to two more markets side-by-side on Class A rent, vacancy, talent, corporate tax, and premium flex pricing — all in USD.
Reviewed by Samuel Okafor — EMEA contributing editor. Last updated 2026-04-15. See our methodology and editorial standards.