Clerkenwell, Greater London, United Kingdom
XYLO is a major mixed-use commercial development at 100-108 Gray's Inn Road, on the prominent junction of Gray's Inn Road, Clerkenwell Road and Theobalds Road in London's Midtown district. Currently under construction and scheduled for completion in May 2028, the development will provide approximately 97,300 sq ft of contemporary office and retail accommodation.
Designed by Piercy&Company, XYLO is planned as a sustainable, timber-structured workplace, combining flexible office accommodation with ground-floor and basement retail space. The development will feature landscaped terraces, a communal rooftop garden and yoga deck, alongside modern building facilities and an active commuting hub.
Situated within the Clerkenwell submarket, XYLO occupies a prominent Central London position between Holborn, Farringdon and Chancery Lane. The location provides convenient access to both the City of London and the West End, while the surrounding neighbourhood offers a range of shops, restaurants, bars and professional services.
Its position within the London Midtown commercial district makes the development suitable for businesses seeking well-connected, contemporary workspace in an established business location.
Property Address: 100-108 Gray's Inn Road, London WC1X 8AJ
Development Name: XYLO
Property Type: Mixed-use office and retail development
Submarket: Clerkenwell, London Midtown
Total Net Internal Area: 97,300 sq ft
Office Accommodation: 85,944 sq ft
Retail Accommodation: 11,356 sq ft
Total Available Accommodation: 97,300 sq ft, subject to confirmation
Office Availability: 85,944 sq ft
Retail Availability: 11,356 sq ft
Maximum Contiguous Space: 88,228 sq ft
Smallest Listed Space: 1,194 sq ft
Number of Floors: Nine
Typical Floor Area: Approximately 10,811 sq ft
Construction: Timber frame
Construction Start: November 2023
Expected Completion: May 2028
Final Planning: November 2022
Land Area: Approximately 0.30 acres
Building Classification: Four-star office
Sprinkler System: Installed
Rental terms are currently withheld. The indicative office rental estimate is £64–£78 per sq ft per annum on an FRI basis, subject to confirmation of the final asking rent and lease terms.
Retail rental rates are also available on application and should be confirmed separately for the relevant units.
Contemporary timber-frame construction
Air conditioning
Lift access
Communal rooftop garden and yoga deck
Five landscaped terraces
Balconies
Active commuting facilities
Security system
Storage facilities
Fibre-optic internet connectivity
Wheelchair accessibility
24-hour access
Energy Performance Rating A
Large-scale commercial development: Approximately 97,300 sq ft of mixed-use accommodation, including 85,944 sq ft of offices and 11,356 sq ft of retail space.
Flexible office accommodation: Multiple office floors with individual suites and larger contiguous options.
Retail opportunities: Basement and ground-floor units suitable for a range of retail or office uses, subject to the relevant planning and leasing terms.
Contemporary architecture: Designed by Piercy&Company, with a focus on natural light, workspace quality and integration with the surrounding streetscape.
Sustainability credentials: The development is promoted as a net-zero-carbon office building, with a full timber structure and a stated ambition to outperform the UK Green Building Council's Net Zero Office target by more than 50%.
Modern occupier facilities: Planned rooftop garden, yoga deck, landscaped terraces and active commuting hub.
Prominent position: Located at the junction of Gray's Inn Road, Clerkenwell Road and Theobalds Road, with access to Holborn, Farringdon and Chancery Lane.
The development is currently under construction, with completion scheduled for May 2028. Prospective occupiers should confirm the final delivery programme, specification, available floor areas and leasing terms. The accommodation schedule records 97,300 sq ft available, while the building is also recorded as having zero vacant space and 0% leased; these figures appear to reflect pre-leasing or database reporting rather than completed and occupied accommodation.
Chancery Lane Underground Station is approximately a five-minute walk away, while Farringdon is around eight minutes on foot, providing Underground, Elizabeth line and national rail connections. Holborn Underground Station is approximately 11 minutes away, offering access to the Central and Piccadilly lines.
For further details or to make a booking, please contact Fraser Bond.
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