Hertfordshire Industrial Market Insights Q2 2025

The Hertfordshire industrial market has remained relatively resilient during the first half of 2025, with occupier demand supported by robust logistics activity, limited speculative development, and tight supply across core locations. However, total leasing volumes have moderated, with 885,000 square feet transacted in the 12 months to Q2, a decline of around 16 percent compared with the previous year.

The most active submarkets included Stevenage, Welwyn Hatfield and Dacorum, accounting for 46 percent of all take-up. Demand was largely focused on mid-box logistics units and modern warehouse space with strong sustainability credentials. Availability remains constrained, particularly for prime freehold units under 30,000 square feet, which continue to generate competitive bidding and rental growth.

Rents have continued to rise across the county, driven by the scarcity of new stock and rising operational costs for occupiers. The average asking rent across all industrial assets reached £13.56 per square foot, marking a 10.3 percent increase year-on-year. Prime new-build stock has been let at up to £18.00 per square foot in Stevenage and £16.75 per square foot in Welwyn Garden City. In contrast, older secondary units without refurbishment have lagged in performance, with some landlords offering enhanced incentives or shorter lease terms.

The development pipeline remains limited. Only 3.4 million square feet of space has been delivered since 2020, and much of this has been absorbed or pre-let. Build-to-suit continues to be the dominant delivery model. Given continued land constraints and higher construction costs, speculative schemes are expected to remain scarce, which should further underpin rental growth for Grade A space in the short to medium term.

In the capital markets, activity has slowed significantly compared with previous years, reflecting macroeconomic uncertainty and increased financing costs. Total industrial investment volume in Hertfordshire over the past 12 months reached £102.6 million across 43 transactions. This figure is substantially below the five-year average of £325 million, although investor appetite for well-located, high-quality assets remains intact.

Average yields have stabilised at 5.6 percent, after outward movement of approximately 130 basis points since early 2022. The average sale price per square foot was £234, with a range from £89 to £392 depending on location, lease terms and specification. Most assets sold were partially or fully leased, with an average occupancy rate of 56 percent at the point of sale.

Key transactions included AustralianSuper’s £49 million acquisition of two logistics assets on Gunnels Wood Road, Stevenage, totalling over 200,000 square feet. These were part of a wider £216 million portfolio deal and were fully leased at the time of sale. Crossbay also completed a significant deal, purchasing The Heights, a 66,000-square-foot industrial asset in Potters Bar, for £18.9 million. The property was let to Expert Logistics and Gerson Relocation and transacted at £286 per square foot, reflecting a yield of 4.8 percent.

M&G Real Estate transferred part-interest in a 42,780-square-foot warehouse on Spring Way, Hemel Hempstead, for £11.2 million, representing £262 per square foot and a 6.5 percent yield. Other notable transactions included Sorbon Estates’ £4 million acquisition of Green End Business Centre in Sarratt, let at 76 percent occupancy, and a series of owner-occupier deals across Broxbourne, Hoddesdon and Watford, where freehold assets under £5 million remain in high demand.

By submarket, Stevenage was the most active, with £50.2 million in sales across seven transactions, followed by Hertsmere (£18.9 million), Dacorum (£11.2 million) and East Hertfordshire (£4.4 million). Yield performance varied by location, with prime yields in Hertsmere as low as 5.2 percent, while assets in North Hertfordshire achieved yields up to 6.5 percent.

Looking ahead, investor sentiment is cautiously optimistic. With yields appearing to have stabilised, and occupational markets showing continued resilience, there is potential for an uptick in investment activity later in the year, especially as interest rates begin to normalise. Buyers are expected to remain highly selective, prioritising modern, well-located units with strong tenant covenants and low capex exposure.

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