Top 10 industrial & logistics projects 2026: Freeport East, England
Project overview
Freeport East is a UK special economic zone spanning three sites: the Port of Felixstowe, Harwich International Port and Gateway 14 at Stowmarket. Established to attract trade and investment, it combines freeport tax incentives with maritime, road and rail connectivity and forms part of the East of England’s energy and industrial cluster.
Covering an economic area of more than 1,000 sq km, Freeport East is targeting advanced manufacturing, clean energy, logistics, maritime industries and technology-led businesses, with an ambition to create 13,500 jobs.
The opportunity
Investment opportunities range from large-scale port and energy infrastructure to manufacturing, logistics and technology facilities, as well as investment in high-growth businesses and university spin-outs.
The Felixstowe tax site offers development plots alongside the UK’s largest container port, with up to 40MVA of power capacity. Harwich’s Bathside Bay offers a consented port expansion comprising a 1.4km deep-water quay and up to 120 hectares of operating space, with opportunities for investors, developers and operators. Gateway 14 provides a 67-hectare development with up to 2.36 million sq ft of floorspace for manufacturing, R&D and logistics.
The financials
Serviced plots across the three sites are available through sale and lease arrangements at market rates. Recent manufacturing and logistics transactions have involved investments of up to £200 million, while Freeport East identifies more than £500 million of potential co-investment opportunities across new manufacturing, logistics and technology hubs.
Long-term infrastructure investment is also being sought for the Bathside Bay development at Harwich, where annual revenues are forecast to exceed £35 million. Other opportunities include direct investment in high-growth companies and potential participation in investment funds targeting businesses across the region.
Eligible investors and occupiers can access freeport incentives including business rates and Stamp Duty Land Tax relief, enhanced capital and structures allowances, employer National Insurance relief and customs benefits.
Project sponsor
Freeport East is a public-private partnership established as a not-for-profit company and approved by the UK Government in 2023. It is supported by local authorities, universities, private-sector partners and economic development organisations, and anchored by the ports of Felixstowe and Harwich.
Significance
Investment in Freeport East supports the UK’s industrial and clean-energy ambitions while expanding economic activity in the East of England. Bathside Bay is particularly positioned to support offshore wind and associated supply chains, while the wider freeport seeks to strengthen advanced manufacturing, logistics and technology clusters.
The Pitch
Freeport East combines access to international markets, major port infrastructure, development land and government-backed incentives across three complementary investment locations.
Opportunities range from immediately developable industrial sites to major long-term infrastructure projects, giving investors and occupiers multiple entry points into the East of England’s manufacturing, logistics, technology and clean-energy economy.
