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Leanspace

Leanspace

Fit Out Finance for UK Offices

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14 Buckingham Street, London, United Kingdom

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  • Introduction
  • How It Works
  • Finance Snapshot
  • Value Proven Fit Outs
  • Enquiry Form
  • Agreement Types
  • Calculator
  • FAQs

Why upgrade your space?

Tenants prioritise modern, high-spec offices. Spaces lacking contemporary amenities and technology face challenges in attracting and retaining quality occupants.

Strategic capital improvements, such as cosmetic upgrades, tea point renovations, HVAC & acoustic phone booth installations and more, enhance competitive positioning.

Leanspace connects owners looking to fit-out with investors who recognise the value in doing so.

Finance background

Finance Snapshot

Loan size£1,000 - £400,000
Agreement Types
Equity|Convertible|Revenue|Fixed
Funding SpeedWeeks

Partner Network

Rely on our network of legal, fit-out, and consultant partners for expert advice and delivery.

Your Fit Out Finance Enquiry

Provide the requested information to help us assess your project and tailor a suitable financing proposal. A member of our team will contact you within 2 business days to discuss your requirements.

  • Fast response (within 2 business days)
  • Flexible financing options
  • Dedicated support throughout
  • Tailored solutions for your specific needs
Your Fit Out Finance Enquiry

Fixed Interest Finance Calculator

Calculate your monthly payments and total costs for fixed interest finance. Loans from £1,000 to £100,000 with flexible terms.

Ready to Transform Your Office?

Contact us now for a free consultation about your space.

Get Started

Need to Estimate Your Fit-Out Costs?

Use our interactive estimator to get an instant idea of costs before requesting a detailed quote.

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How it Works

Application

Submit Proposal

Approval

Evaluation & Funding Match

Works

Fit Out Execution

Relisting

List an Upgraded Office

1. Application

  • Begin by submitting your proposal to Leanspace.
  • Provide comprehensive details regarding the property, including: condition, location, previous work, and any areas you wish to target.
  • These may range from minor cosmetic updates to targeting all of our suggested improvements.

Our team and network are always happy to offer guidance should you have any questions.

2. Approval

Our team and partners evaluate your proposal, considering:
  • Location
  • Condition
  • Potential

We'll work with you to establish a financing arrangement that aligns with your objectives.

3. Works

Once terms are agreed upon, funding can be arranged as soon as 1 month.

You'll then engage one of our contractors and carry out the work.

4. Relist

List an upgraded space.

Optimise descriptions, images and marketing for maximum impact.

Value Proven Fit Outs

Modern office space with acoustic pod and collaborative seating area

Office Pods & Booths

  • Modular office pods and acoustic booths provide flexible, private spaces for focused work and meetings without permanent construction. These sustainable solutions address the demand for privacy in open-plan offices whilst supporting hybrid work models.
  • Office pods can often achieve up to 30% in upfront savings compared to traditional meeting rooms. Well-executed implementations can justify rent premiums of 10-15%, with payback periods of 18-36 months. Pods also retain 50-70% of their value if office location or layouts changes with providers advising 3-5 reuses possible per pod.
LeanspaceMeavoSpacemann
A person uses a smartphone to unlock a door with a smart lock, holding the phone near the lock for access

Smart Access Security

  • Smart access security systems enable seamless entry, tracking and surveillance for tenants, greatly enhancing convenience and security.
  • Research indicates that well-executed smart access implementations can achieve rent premiums of £8-13 per square foot annually, with variations based on location and property size. The key to realising value is selecting appropriate technology and ensuring integration with existing building systems.
ResearchGateCity University
Modern office kitchen and breakout area

Upgraded Amenities: Tea Points & Breakout Areas

  • Modern kitchens and breakout areas combine appliances and ergonomics with spacious social areas. These play a large role in fitting the demands for 'flexible' work environments.
  • In addition to the noticeable aesthetic enhancements, these improvements often result in better EPC ratings, potentially adding further value.
Knight Frank
Modern HVAC system installation in an office building

HVAC Installation and Upgrades

  • HVAC (Heating, Ventilation and Air Conditioning) systems provide climate control with smart features. They are essential for comfort and energy efficiency.
  • When properly specified and installed, HVAC upgrades can contribute to meaningful value improvements. Studies show potential rent increases of 15-25% when combined with EPC rating improvements.
  • Successful installations involve phased implementation and careful system selection to match building requirements.
UKGBCKnight FrankSavills
Modern office electrical wiring and networking infrastructure

Plug-and-Play Wiring

  • Plug-and-play wiring delivers power and data throughout the office. It uses raised floors or wall systems for flexible connectivity.
  • Research indicates that well-executed plug-and-play infrastructure can support rent premiums of 10-15% when combined with other modern office features. Success depends on careful planning to ensure the system meets both current and future equipment layouts and tenant needs.
Mix Interiors
Fresh interior office painting with modern color scheme

Interior Painting

  • Property specialists report that professional redecorating typically contributes to faster lettings and can support rent improvements, particularly when combined with other points of upgrades.
  • Success depends on selecting suitable finishes and ensuring a professional application.
Peldon RoseSoul Spaces
Sustainable lighting

Sustainable Lighting

  • Upgrading to energy-efficient LED lighting with smart controls can be one of the most impactful improvements, regardless of the size of the space. Sustainable lighting reduces operational costs, lowers carbon emissions, and enhances the workspace by improving visual comfort and supporting employee well-being.
  • Daylight sensors, occupancy controls, and zoned lighting all make a difference. Appropriate installations increase property value, and help offices meet modern environmental standards.
Lumen Loop

Flexible Agreement Types

Revenue Share

Under a revenue share agreement, the investor receives a specified percentage of the property's NOI for a specified term.

This structure aligns investor returns with the property's income performance and can be advantageous for landlords anticipating increased rental income while seeking to minimise upfront capital expenditures.

Key considerations include the agreed-upon percentage split, the definition of NOI, and any expense reimbursement provisions.

  • No upfront capital required
  • Flexible payment terms
  • Aligned interests with investor

Convertible

A convertible agreement combines income participation with the potential for equity conversion. Initially, the investor receives a share of the property's net operating income (NOI). Subsequently, at a predetermined event (e.g., property sale), the investor has the option to convert their investment into an equity stake.

This structure offers a balance between ongoing income and potential capital appreciation. Important factors include the conversion ratio, the trigger events that lead to conversion, and the valuation methodology used at the time of conversion.

  • Hybrid financing structure
  • Future equity conversion option
  • Predetermined valuation terms

Equity Stake

Similar to any business investment, an equity stake agreement involves the landlord providing the investor with a minority ownership interest in the property in exchange for development funding.

This structure eliminates traditional debt obligations and associated monthly payments. Investor returns are directly tied to the property's financial performance and appreciation.

  • No monthly payments
  • Maintain majority control
  • Share in property appreciation

Fixed Interest

Interest-based finance offers a straightforward loan structure with fixed interest rates. This option provides predictable repayment schedules and is particularly suitable for smaller projects, including office pod installations and acoustic booth purchases.

Fixed interest allows for cost spreading whilst maintaining full control. Perfect for rental value increases that exceed our fixed rates. Get in touch to find out more.

  • Terms from 1 month to 2 years
  • £200 acceptance fee
  • Fixed monthly repayments
  • Overpayment and early repayments accepted

Frequently Asked Questions (FAQs)

What types of properties qualify for Leanspace Fit Out Finance?▼
  • We fund small commercial office properties – single offices, small office buildings, or multi-suite offices – that need light to moderate upgrades.
  • We do not finance retail, hospitality, or residential projects.
  • Our focus is on offices only (typically those requiring £1,000–£400,000 of improvements).
Do I need to own the property outright to get funding?▼
  • You should have an ownership stake in the office property (or be in the process of acquiring it).
  • If there’s an existing mortgage, that’s usually fine – we can arrange our funding as a second charge or a mezzanine position if needed.
  • We’ll work with you and any existing lenders to structure the investment appropriately. What’s important is that you have the rights to make improvements to the property and either increase rent or value through those upgrades.
How is this different from a bank loan?▼
  • Leanspace's finance matching is more flexible and tailored.
  • Bank loans for small refurbishments can be hard to get – banks prefer larger, long-term loans secured heavily by collateral. Our approach is short-term and focused on the project's upside. We also offer repayment flexibility (like revenue share or equity options) that banks don't provide. Additionally, interest on a bank loan means monthly payments right away, whereas many of our deals involve no out-of-pocket payments during the project (interest can be rolled up or taken from new rent after the upgrade).
  • In short, we're faster, more creative, and our investors are willing to fund modest office upgrades that banks might not consider.
What does the process cost? Are there fees?▼
  • Our initial consultation and application process are free.
  • If the landlord and the investor both decide to move forward, we typically charge a small arrangement fee (often a percentage of the funding amount, disclosed up front – e.g. 1-2%) to cover due diligence and legal costs. This can often be built into the funding so you don't pay it out-of-pocket (no hidden fees).
  • We make our return from the agreed interest or profit share in the deal itself. All terms (interest rate, share percentage, any fees) will be clearly presented in the offer before you commits.
How long does it take to get funding?▼
  • It’s generally quick. After you submit your project details, we can usually give an in-principle decision within 5-10 business days.
  • Once terms are agreed and legal documents are signed, funding can be drawn in as little as 1 month.
  • Overall, from first contact to money in your account, it may take around 3–6 weeks depending on the complexity of the deal (sometimes faster for very straightforward cases).
  • This is much faster than conventional financing. We know timing is critical when you have a vacant space to upgrade and lease.
Do I have to make payments during the renovation period?▼
  • Not necessarily – this is a key benefit of our approach. Most of our financing options allow you to defer payments until the project is done or the property is leasing at higher income.
  • For example, with an interest-only loan, we can roll up the interest and have you pay it in one go when you refinance or at the end of the term. With a revenue share or equity deal, there are no traditional "payments" at all – the investor just takes a portion of the rent once tenants are in. This means you won't be out of pocket while you're still completing improvements or if the space is temporarily empty.
  • The exact structure depends on the agreement we choose, but all are designed to avoid stressing your cash flow during the upgrade phase.
Wont giving an investor an equity stake mean I lose control?▼
  • No – any equity stake we take is minority and passive. You remain the decision-maker for the property. The investor would not have management control or say in daily operations; they're simply entitled to their share of the financial returns. Think of it like having a silent partner with a small ownership percentage. In many cases, the equity stake can be temporary (e.g. you buy them out after a few years).
  • We ensure that any arrangement, equity or otherwise, is something you're comfortable with. You'll never be asked to give up majority control of your asset for a sub-£400k improvement project.
What if the upgrades don't raise the rent or value as much as expected?▼
  • We assess projects carefully to ensure there's a solid business case (we want you to succeed!). That said, market conditions can vary. If the outcome is below projections, the structures like revenue share or equity automatically adjust – e.g. the investor shares that risk with the landlord by nature of getting a percentage of actual results.
  • In a worst-case scenario where even with upgrades the property doesn't increase in value or income, a traditional loan would still need to be repaid (your property is the collateral). But we could work on solutions – perhaps extending the term or converting to an equity stake – to avoid fire-selling the property. Our goal is to be a partner, not a predator. By focusing on high-impact, low-risk upgrades (like the ones we target), we aim to maximise the chance that improvements pay off as planned.
Are there any personal guarantees or security required?▼
  • Investments are primarily secured against the property itself. In legal terms, the finance is usually secured by a charge on the property's title (second charge if there's an existing mortgage). This means the property is the ultimate collateral for repayment.
  • We typically do not require personal guarantees for these small development loans, assuming the deal metrics are solid, though in some cases a limited guarantee might be discussed. There's no requirement to provide additional collateral beyond the property in most deals.
  • In summary, the office building and its future income serve as the security – your other assets are generally not on the line.
Can I use Leanspace finance for large office redevelopment projects?▼
  • Our sweet spot is smaller-scale projects – generally under £400k in funding and focused on light or moderate refurbishments.
  • If you have a bigger project (e.g. a multi-million-pound gut renovation or addition of new floors), that might be outside our scope. However, we're happy to advise or potentially co-fund alongside other financing if it fits.
  • Our mission is to help upgrade the "in-between" projects that are too small for most banks but too large to fund from petty cash. If you're unsure, just ask – we can quickly tell you if it's a fit for our platform or if we can refer you elsewhere for larger financing needs.
How do I get started?▼
  • Simple – reach out to us through our website or give us a call. We’ll discuss your property, your challenges, and what improvements you have in mind. We can often provide an initial indication of terms almost immediately for common scenarios. From there, you’ll fill out a brief application with property details, and we’ll get the ball rolling on a formal offer. There’s no obligation until you decide to accept an offer and move forward. We encourage landlords to contact us even just to explore – sometimes talking through the possibilities can spark an upgrade plan you hadn’t considered.

    • The Bottom Line

    In today's two-tier market, tenants flock to modern, efficient offices and shun tired buildings. Older offices often sit empty or require rent cuts to lease at all.

    However, strategic minor upgrades – a fresh coat of paint, a new tea point, better heating or wiring – can cut vacancy by a couple of percentage points and increase achievable rents by 3–7% on average.

    3-7%
    Rent Increase
    2+
    Points Vacancy Cut
    Why Leanspace?

    Upfront fit out costs are great but value increases can be greater still. Leanspace enables action with fast, flexible financing for overlooked office sizes.

    Start Your Transformation