Top 10 investable I&L projects: Bow Goods Yard, London, UK
Project overview
Bow Goods Yard is a flagship regeneration and freight project in east London, representing the final piece of land to be developed as part of the 2012 Olympic and Paralympic legacy. Led by Network Rail, the scheme covers 30 acres of brownfield land, located between Queen Elizabeth Olympic Park and the capital’s major stadiums.
Protected for industrial use, the site is earmarked for logistics, warehousing and industrial activities, consolidating its role within Network Rail’s growing freight portfolio.
The opportunity
Bow Goods Yard offers one of the largest industrial-led development opportunities remaining in central London. With planning consent secured for up to 3 million sq ft of floorspace, the site provides the scale needed to attract major occupiers in logistics, distribution and advanced industrial sectors.
Network Rail is seeking long-term partners, including investors and developers, to bring forward
a phased delivery programme that combines commercial ambition with sustainability and social value.
The financials
The scheme has an estimated gross development value of up to £3.5 billion. Network Rail is open to a range of partnership structures, including joint ventures and long-term investment agreements. The scale of the opportunity and the strength of the London logistics market offer potential for robust long-term returns.
Revenue streams are further underpinned by the integration of active rail freight, ensuring the site remains a critical part of London’s supply chain while supporting broader commercial uses.
Project sponsor
The project is led by Network Rail Property, the commercial property arm of Network Rail. As a publicly owned entity, Network Rail provides long-term stability and a proven record of delivering complex, large-scale developments in partnership with private investors and developers.
Significance
Bow Goods Yard will play a transformative role in London’s economy and environmental transition. Existing rail freight operations on the site, already vital to the capital’s construction industry, will be enhanced to carry up to 3.5 million tonnes of material annually. This will eliminate an estimated 90,000 heavy goods vehicle journeys, significantly reducing congestion and emissions.
The pitch
Bow Goods Yard is the last major parcel of land to be unlocked as part of London’s Olympic legacy and is an opportunity to shape the future of industry and logistics in the capital. With consent for 3 million sq ft of development, a gross development value of £3.5 billion and backing from Network Rail, it combines scale, stability and strategic importance.
The integration of freight, warehousing, leisure and public realm will create a district that is economically productive and socially inclusive. Investors and developers can become a partner in one of London’s most significant industrial regeneration projects, delivering long-term value while advancing the city’s environmental and economic goals.
