Commercial Mortgages Green Park

The Green Park commercial property market

Green Park is the defining Reading-corporate refinance asset. Opened 1999, Mapletree-owned, the 79-hectare campus delivers 19 office buildings around the Longwater lake with around 1.5 million sq ft of premium Thames Valley office. The occupier base is the largest concentration of tech, telecoms and FMCG HQ space in the M4 corridor outside west London, Microsoft, Cisco, Verizon, PepsiCo UK HQ, Three UK HQ and Bayer UK headlining. Reading Green Park railway station opened in 2023 has materially shortened the commute window into central Reading and Paddington, with National Cycle Route 23 and the Greenwave 50 bus running through the campus.

Commercial mortgage flow splits three ways. Multi-let office investment refinance routes through Shawbrook, Cynergy Bank, OakNorth and InterBay Commercial on the £2M to £20M secondary stock, with the four high-street RM teams (NatWest, Lloyds, Barclays, Santander) on the prime sub-£20M and OakNorth and private credit on £20M-plus. Owner-occupier for SaaS, fintech and life-sciences SMEs taking their floor plate routes through Allica, HTB, OakNorth and Shawbrook at 70 to 75% LTV and 6.5 to 7.5% pa. EPC-driven retrofit refinance on the older 1999 to 2005 stock is one of the highest-volume single 2026 products.

HM Land Registry residential transactions in RG2 around the Green Park flank reflect a value-to-mid tier family-buyer catchment, with proximity to the railway station beginning to lift pricing. Used as a market-temperature signal they confirm the Green Park Village residential rollout continues to absorb supply, which underwrites the convenience-retail and small office income inside the campus. Stamp duty applies at the commercial rates on every freehold commercial purchase.

Active commercial property types at Green Park

Lender appetite for Green Park multi-let office and tech SME owner-occupier

Prime Grade A office strong across the Thames Valley desks, NatWest, Lloyds, Barclays and Santander at 60 to 65% LTV and 6.5 to 7.5% pa. Secondary multi-let via Shawbrook, InterBay Commercial, Cynergy Bank and OakNorth. Owner-occupier for SaaS, fintech and life-sciences SMEs via Allica, HTB and Shawbrook. £20M-plus single-let via OakNorth and private credit, with appetite from Aviva Investors and Legal & General Real Assets on the institutional end. Commercial mortgages are unregulated lending and fall outside the FCA's regulated mortgage perimeter, we do not hold FCA authorisation because the products we arrange are unregulated.