For Rent


The Billiard Factory, 443-449 Holloway Road, N7

Availability (3)

4,243 – 14,926 Ft2

£25.00 – £35.00 /Ft2


  1. Information
  2. Map
  3. Area & Transport
  4. Floor Plans
  5. E.P.C
  6. Other Documents
  1. Introduction

    Beautiful Warehouse Space In A Campus Made For Creative Expression

    Property Details

    Fabrix Capital
    Lease Term
    New full repairing and insuring lease for a term by arrangement direct from the Landlord
    This property is elected for VAT
    Legal Costs
    Each party to be responsible for its own legal and all other professional costs incurred in the transaction
    Local Authority
    The London Borough of Islington


    Planning Usage: Business / Office

    Right on cue: Victorian former billiard factory reimagined as a contemporary campus

    Although it doesn't yet grab the headlines like Shoreditch and Clerkenwell, Holloway Road nonetheless offers a sound proposition as a modern business location with its combination of transport links, bustling street life and extremely competitive rents. There are savings of more than 50% to be had over prime City Fringe rates. When also considering that the Zone 2 location saves money on commuting, it is still just 5 mins away by tube from King’s Cross and the Eurostar terminal.

    These multiple factors are putting Holloway Road on the radar of both developers and occupiers, resulting in a marked upgrade of the types of commercial space available that evoke the raw spirit and style seen at the beginning of the Shoreditch revival.

    A prime example is The Billiard Factory where a trio of three-storey buildings occupy a private mews setting. With a gated entrance directly off Holloway Road, the development would make a unique and genuinely charming location fit for a variety of uses, from creative workspace, to cultural venue to artistic studio. Available as a whole or as individual units, it could make a fascinating 17,000ft2 campus or headquarters, or a community of smaller enterprises seeking upwards of 600ft2.

    In what really does feel like a family of structures, The Billiard Factory is divided across The Warehouse, The Mews and The Gatehouse. Although each building is completely different to the other, the emphasis on exposing as much of the original fabric as possible has delivered a number of shared qualities through exposed brickwork, raw timbers and window restoration. And despite the gated entrance, there’s a tangible connection with the community through The Green Room; an onsite café space (as well as private building management) at the head of the mews with dual entrances, both inside the gates and on Holloway Road.

    Beginning with The Gatehouse, the 2,423ft2 building has a classic Victorian high street flavour with its twin shop front spaces on the ground floor (one café, one retail) and two floors of upper parts, each with restored sash windows and grit-blasted brickwork.

    Heading deeper in to the development you encounter the Mews building with its stack of three long spaces atop each other that total 5,728ft2. With plenty of industrial crittal windows, loading bay doors and Georgian iron radiators, there’s a real workshop ambience that culminates in a remarkable top floor with exposed timber trusses and an enormous amount of atmosphere.

    All of the upper floors in both the Gatehouse and Mews buildings have been let to Blink Productions – an award-winning British commercial and music video production company behind some of the most memorable TV creations.

    Finally, at the end of the mews you reach the Warehouse, with its three vast open spaces – each between 4,200ft2 and 5,600ft2 – that total almost 15,000ft2 connected by a commercial goods lift. Here you could really imagine a sensational office, performance, events or rehearsal space, not least on the top floor with its soaring vaulted roofline that is tall enough for a mezzanine level beneath its exposed timbers and steel trusses.

    The Billiard Factory sits between Holloway, Archway, Tufnell Park and Finsbury Park meaning there's lots of transport nearby including the Piccadilly Line at Holloway Road and The Overground at Upper Holloway, both within a 10-minute walk. There are numerous bus routes along Holloway Road while cyclists are catered for with secure bike storage on site.


    1. On site Building Management Team
    2. On site artisan Cafe
    3. Communal courtyard area
    4. Occupational densities of 1:8 Sq M
    5. Fantastic natural daylight throughout
    6. Excellent ceiling heights up to 4.5m
    7. Fitted kitchenettes
    8. Fibre broadband installed
    9. LED office lighting
    10. Openable windows
    11. Private Terrace
    12. WCs on every floor
    13. 16 secure cycle spaces
    14. 2 x showers

    Availability (3)

    UnitFloorSize (Ft2 | M2)Rent (/Ft2 | /a)S/Charge (/Ft2 | /a)Rates (/Ft2 | /a)Total /aPlanning UsageStatus
    The Warehouse2nd4,989£35.00£0.94£12.50£241,667.16B1Available
    The Warehouse1st5,694£32.50£0.94£12.50£261,582.36B1Available
    The WarehouseGround4,243£25.00£0.94£12.50£163,100.92B1Available
    The MewsGround1,572£32.50£5.19£12.50£78,898.68B1Let
    Total / Avgs.Total / Avgs.14,926£31.20£0.94£12.50£666,350.44
  2. Location

    The Billiard Factory,
    443-449 Holloway Road,
    London N7


  3. Transport

    Holloway Road
  4. E.P.C

    To be provided in due course.

  5. Other Documents

    Marketing Brochure

MISREPRESENTATION ACT — These particulars do not form part of any offer of contract. They are issued as a general guide, but do not constitute representation of fact. Parties should satisfy themselves as to their accuracy. Unless otherwise stated, all prices/rents are quoted exclusive of vat. All terms and information provided is subject to contract & without prejudice.