Laboratory FOR RENT in Park Road, Ware, Hertfordshire

Property Description

Riverlabs Ware - R&D Laboratory and Life Science Space for Rent, Ware, Hertfordshire SG12 0DP
Riverlabs Ware is a high-specification life science and research & development campus located on Park Road, Ware, Hertfordshire SG12 0DP. The property provides approximately 86,918 sq ft of flexible R&D, laboratory and office accommodation within a purpose-built life sciences environment, forming part of a wider 28-acre riverside innovation campus.
Originally developed in 2014 and comprehensively refurbished in 2025, Riverlabs offers modern wet laboratory, research and office facilities designed to support life science, biotechnology, contract research and advanced manufacturing occupiers. The campus provides adaptable CL2/3 laboratory environments with integrated technical infrastructure, including specialist ventilation, fume extraction, backup power, gas and compressed air systems.
Located within the UK’s renowned Golden Triangle life science corridor between London and Cambridge, Riverlabs provides an exceptional platform for companies seeking scalable laboratory and R&D accommodation in a highly connected location.
Location
Riverlabs is situated on Park Road in Ware, Hertfordshire, within a 28-acre riverside campus close to Ware town centre and Ware Railway Station.
The property benefits from excellent connectivity to major life science clusters across Hertfordshire, London and Cambridge, with the A1(M) and M11 motorway networks nearby. The location provides access to a strong ecosystem of research organisations, technology companies and scientific occupiers within the Golden Triangle.
Property Details
Full Address: Riverlabs Ware, Park Road, Ware, Hertfordshire SG12 0DP
Property Type: R&D / Life Science Laboratory Space
Building Type: 3 Star Light Industrial R&D
Park: Riverlabs Ware
Total NIA: 86,918 sq ft
Available Accommodation: 86,918 sq ft
Maximum Contiguous Space: 86,918 sq ft
Floors: 3
Typical Floor Size: 32,606 sq ft
Lab Space: 72,000 sq ft (82.84% of NIA)
Construction: Steel frame construction
Year Built: 2014
Renovated: December 2025
Renovation Period: May 2023 - December 2025
Tenancy: Multi-let
Owner Occupancy: No
Lifts: 2
Sprinklers: Wet system
External Docks: 1
Drive-ins: 1
Rail Spots: None
Land Area: 28 acres
Plot Ratio: 0.07
Land Sq Ft: 1,219,680 sq ft
Parking Ratio: 6.95 spaces per 1,000 sq ft
Parking Spaces: 680 surface spaces
Available Accommodation
Riverlabs provides flexible laboratory, R&D and office accommodation with availability from smaller suites through to full-building occupation.
Available accommodation includes:
Ground Floor Light Industrial / Laboratory Space: 2,407 sq ft
Ground Floor Light Industrial / Laboratory Space: 8,026 sq ft
Ground Floor Light Industrial / Laboratory Space: 6,449 sq ft
Ground Floor Light Industrial / Laboratory Space: 10,132 sq ft
First Floor Office Space: 9,970 sq ft
First Floor Office Space: 8,259 sq ft
First Floor Office Space: 8,061 sq ft
First Floor Office Space: 2,082 sq ft
Total Availability: 86,918 sq ft
The accommodation is suitable for life science companies, R&D occupiers, laboratory operators, biotechnology businesses and advanced manufacturing users.
Rent & Service Charge
Estimated Rent: £13 - £15 per sq ft (Light Industrial)
Lease Type: FRI / Negotiable
Service Charge: Available upon enquiry
Total Available Space: 86,918 sq ft
Amenities & Features
High-specification wet laboratories
CL2/3 laboratory capability
Integrated laboratory plant infrastructure
Fume extraction systems
High air handling capacity
Backup power provision
Gas and compressed air infrastructure
Air conditioning
Controlled access
Security system
Wet lab facilities
Yard area
Courtyard environment
Wheelchair accessible
Signage opportunities
24-hour access
Smoke detection systems
Leasing Highlights
Purpose-built life science campus within the Golden Triangle
Fully refurbished laboratory and R&D accommodation
Flexible space from 2,082 sq ft up to 86,918 sq ft
Suitable for biotechnology, pharmaceutical, research and manufacturing occupiers
Extensive technical infrastructure supporting advanced laboratory operations
Large 28-acre riverside campus environment
680 surface parking spaces available
Close proximity to London, Cambridge and major research clusters
Connectivity & Transport
Riverlabs benefits from excellent local and regional connectivity:
Ware Railway Station: approximately 1 mile away, around 18 minutes’ walk
Hertford East Railway Station: approximately 4.4 miles away
London Liverpool Street: accessible via regular rail services
A1(M): convenient access via surrounding road network
M11 Motorway: accessible for Cambridge and London connections
London Luton Airport: approximately 36 minutes by car
London Stansted Airport: approximately 47 minutes by car
London City Airport: approximately 49 minutes by car
For further details or to make a booking, please contact Fraser Bond.