Cambridge Innovation Parks

What Cambridge Innovation Parks does

Cambridge Innovation Parks (legal entity: Cambridge Innovation Parks Limited) is a privately held flexible commercial real estate operator headquartered on a 10-acre landscaped site on Denny End Road, Waterbeach, just off the A14/A10 north of Cambridge. Founded by current owners in 2012 on an ex-military base, the company runs two principal buildings — Stirling House (33,332 sq ft, 1990s MoD heritage) and Blenheim House (29,526 sq ft, built 2018) — together providing 62,858 sq ft of workspace. It serves a tenant community of approximately 40–50+ businesses spanning early-stage startups, growing SMBs and global corporates (Harman, ITV Anglia, NG Bailey, Optibrium), with product lines that include larger offices with dry lab fit-out, hybrid 'midi' offices, serviced offices (1–3 person), virtual offices, co-working/hot desks, meeting rooms (2–20 person), and a 65-person conference, training and event suite. On-site amenities (Evolve Café, Inspired Health & Fitness Club, beauty salon, EV charging, cycle storage, showers, free parking) and ESG positioning (a sustainable Stirling House retrofit targeting a 45% reduction in operational energy) form part of the customer proposition.

The business model is recurring rental revenue priced in tiers: virtual offices start at £54/month, hot desks at £30 per day or £420 per month unlimited, serviced offices from £400/month (Category A), midi offices from £22,320/annum and large suites/dry labs at £120,000/annum for ~3,000 sq ft. Meeting rooms are usage-based (£30–£67.50/hour) and the event suite is £450/day or £250/half-day. Distribution is direct via a website booking system, a Client Services phone team, and Rightmove Commercial listings, with no intermediaries. Reported occupancy is approximately 90%.

The asset base extends beyond the operational buildings: 90,000 sq ft of additional development is consented at CIP North (Waterbeach) for Buildings 3, 4 and 5, a 14.8-acre site at CIP West (Hardwick, between Eddington and Cambourne) is held for development, and a 2-acre site at CIP South (Abington, near Granta Park) is under offer. The 27-acre freehold total across these three locations is the strategic platform for growth, led by Group CEO Stephen Warburton (a Chartered Accountant and Lawyer, board member since 2019), COO Liam Rollings, and Founder/Non-Executive Chair Ricardo Parisi.

Name

Cambridge Innovation Parks

Legal name

Cambridge Innovation Parks Limited

Website

https://cambridgeinnovationparks.co.uk

Company type

Private

Founded year

2012

Operating status

Operating

Headcount range

11–50 employees

Short description

Cambridge Innovation Parks is a privately held UK flexible workspace operator headquartered in Waterbeach, north of Cambridge, providing serviced offices, hybrid midi offices, dry labs, co-working, virtual offices, meeting rooms and event suites across Stirling House and Blenheim House (~62,858 sq ft) for startups, SMBs and corporates in the Cambridge innovation cluster.

Ownership category

akta.pro rank

Product category

Flexible Commercial Workspace and Coworking

NAICS

Administrative and Support Services (561)

SIC

Services-Facilities Support Management Services (8744)

akta.pro primary industry

Hybrid Work Enablement & Desk/Room Booking Operations (BPABAFAH)

akta.pro secondary industry

Workplace Technology & Smart Office Support (Room Booking Systems, IT/AV Liaison) (IMAIALAK)

Keywords

• Flexible office space
• Coworking hot desks
• Serviced offices
• Virtual office services
• Meeting room hire

Headquarters

HQ city

Waterbeach

HQ country

United Kingdom

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Operations, Infrastructure, Personnel, Marketing or Sales, Technology or R&D

Revenue model

1. Office Space Rental: Rental income from flexible office spaces including larger offices, hybrid offices, midi offices, and dry lab spaces. Revenue is generated through monthly rental contracts with various lease terms ranging from rolling monthly contracts to multi-year leases.
2. Serviced Offices: Fully-equipped serviced offices with inclusive utilities, data connectivity, building insurance, maintenance, and parking. Billed monthly with minimum contract terms.
3. Hot Desking and Coworking: Pay-per-use and monthly unlimited hot desking packages providing access to collaboration zones with fair usage wifi and business address services.
4. Virtual Offices: Virtual office packages providing prestigious Cambridge business address, postbox services, mail handling, and meeting room discounts.
5. Meeting Rooms and Conference Facilities: Rental of meeting rooms (hourly, half-day, full-day) and conference/event/training suite with capacity up to 65 people. Includes audio-visual equipment and wifi.
6. Event and Training Spaces: Corporate training and event venue hire with catering and breakout space options.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels4 records

Core offering

Cambridge Innovation Parks provides flexible commercial real estate and workspace solutions at its Waterbeach campus in North Cambridge, including larger offices with dry labs, hybrid midi offices, fully serviced offices (1-3 person), virtual offices (business address and mail handling), co-working and hot desks (day and monthly access), meeting rooms, and a 65-seat event and training suite. The company also markets larger office suites (1,000-4,000 sq ft) and development/investment opportunities across its three Cambridge sites (North, West, South). All offerings are all-inclusive of utilities, data, insurance, maintenance and parking.

Product overview

Cambridge Innovation Parks operates as a flexible commercial real estate provider offering a comprehensive portfolio of workspace solutions across three Cambridge locations (North/Waterbeach, West/Hardwick, South/Abington). The core offering includes Larger Offices and Dry Labs (premium spaces for established businesses), Hybrid 'midi' Offices (small-to-medium flexible spaces for modern working), and the Innovation Epicentre (the primary ecosystem touchpoint). Supporting services include Serviced Offices (fully-equipped 1-3 person spaces), Virtual Offices (prestigious business addresses), Co-Working and Hot Desks (flexible daily/monthly access), Meeting Rooms and Conference Spaces (2-65 person facilities), and Event/Training Spaces. The portfolio spans two main buildings—Blenheim House (29,526 sq ft, built 2018) and Stirling House (33,332 sq ft, historic MoD building)—plus significant development opportunities. Amenities include Evolve Café, Inspired Health & Fitness Club, and a beauty salon. With 60,000 sq ft existing and 90,000 sq ft consented development, the ecosystem supports over 50 businesses across 27 acres.

Differentiator

Problem solved

Functional benefit

Brands

• Innovation Epicentre: Flexible working, meeting rooms, event spaces, and startup office solutions.
• CIP North (Waterbeach)
• CIP West
• CIP South

Products and services

• Larger Offices and Dry Labs Premium, versatile office spaces and laboratory facilities in Blenheim House for local and global businesses seeking Cambridge head offices or regional centres. Includes open plan collaboration spaces, private offices, meeting rooms, and dry lab configurations across self-contained 1,000-4,000 sq ft suites.
• Hybrid 'Midi' Offices Small-to-medium flexible office spaces in Stirling House designed for hybrid working. Supports professional teams that require a balance between remote and in-office working, with private offices, meeting rooms and breakout areas. Examples include No.1 Stirling House (20-30 person, £44,750 + VAT pcm) and G10 'Flight Deck' (6-8 person, £24,750 + VAT pcm).
• Innovation Epicentre The primary touchpoint for organisations joining the Cambridge ecosystem. A flexible working hub offering hot desks, co-working spaces, virtual offices, meeting rooms, and conference/training facilities in a recently expanded footprint.
• Serviced Offices Fully-equipped, flexible workspaces for 1-3 person teams with all-inclusive pricing covering electricity, data connectivity, building insurance, maintenance, parking, water, and reception. Categories A (1 person) £400 pcm through E (3 person executive) £750 pcm (all +VAT). Minimum 6-month contract then quarterly rolling.
• Virtual Offices Prestigious Cambridge business address at Blenheim House (CB25 9GL) with personal postbox and key, mail handling, meeting room discounts (10% off), and use as a UK Companies House registered office. Plans start from £54 (inc. VAT) per calendar month; optional bolt-ons for mail forwarding, scanned mail and extended access.
• Co-Working and Hot Desks Flexible shared work environments within the Innovation Epicentre. Ad hoc hot desks at £30 (inc. VAT) per desk per day; monthly unlimited contracts at £420 (inc. VAT) per desk per month (initial 3-month contract then rolling). Includes WiFi, electricity, business address access, and free parking, with bolt-ons for meeting rooms and mail services.
• Meeting Rooms and Conference Spaces Professional meeting facilities accommodating 2 to 20+ people (Dakota, Wellington up to 6; Liberator up to 12/20+) with AV equipment including HDMI, USB-C and Mini DP connectivity. Standard rooms £30/hr, £100 half day, £160 full day; executive rooms £67.50/hr, £225 half day, £360 full day (all inc VAT).
• Event, Training and Conference Suite Modern event facility hosting up to 65 attendees with complimentary WiFi, AV equipment, collaboration zone access, and customizable food and beverage options. Daily rate £450 (inc. VAT); half day £250 (inc. VAT); evening sessions (6-9pm) £450 (inc. VAT); special multi-day rates on application.
• Development Opportunities Investment and development opportunities across three Cambridge locations (North/Waterbeach, West/Hardwick, South/Abington) for life science and cleantech occupiers, comprising 90,000 sq ft of consented additional development at Waterbeach and unconsented land at West (14.8 acres) and South (2 acres).

Quantifiable outcome

• 90% occupancy rate demonstrating strong demand
• +1 more outcomes

Named customers15 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Three partnerships are on record, tiered minor.

• Saunders Architecture + Urban DesignminorImplementation/ SI/ Consulting Partner · 6 November 2023Architecture firm engaged for sustainable retrofit project of Stirling House. Developed modular design solution responsive to post-covid working and reducing operational carbon emissions.
• Nexus PlanningminorImplementation/ SI/ Consulting Partner · 6 November 2023Planning consultancy engaged for sustainable retrofit project, providing advice and guidance with South Cambridgeshire District Council.
• BY Design And VizminorImplementation/ SI/ Consulting Partner · 6 November 2023Design and visualization services engaged for sustainable retrofit project.

Scale indicators9 records

Recent moves8 records

Expansion highlights8 records

Broad incumbents

• IWG (Regus): Global market leader in flexible workspace operating IWG/Regus/Spaces brands. Direct product overlap with Cambridge Innovation Parks' serviced offices, coworking, and virtual offices, though IWG serves a national/international footprint rather than a Cambridge-specific innovation-cluster focus.
• WeWork: Global flexible workspace operator offering coworking, private offices, and meeting rooms. Comparable product set to Cambridge Innovation Parks, though WeWork targets dense urban centers globally while CIP focuses on Cambridge's innovation cluster.
• BioMed Realty: Specialist life-sciences real estate operator providing lab and office space to biotech tenants. Comparable in targeting Cambridge life-science tenants for dry-lab/lab-enabled office space, though operating at a global scale rather than single Cambridge cluster.

Direct peers

• Cambridge Science Park: Cambridge's flagship science and technology park offering office and lab space to technology and life sciences companies. Directly comparable as a Cambridge-based innovation-cluster workspace provider with similar life-sciences tenant base.
• St John's Innovation Centre: Cambridge-based innovation centre providing office space, laboratories, and business support services to early-stage technology and science companies. Directly comparable target market (Cambridge startups/spinouts) and product range.
• The Bradfield Centre: Cambridge deep-tech hub on the Cambridge Science Park offering coworking, office space, and labs to startups and scaleups. Direct competitor for the same Cambridge innovation-ecosystem tenants.
• Town Centre Offices (TCO): UK flexible-workspace operator providing serviced offices, coworking, meeting rooms, and virtual offices. Closely comparable product portfolio and subscription-based revenue model, though operating across multiple UK towns rather than focused on Cambridge.

Regional players

• Glassworks: Independent flexible workspace operator offering coworking and serviced offices with a Cambridge presence. Comparable product offering for shared Cambridge market of SMB/startup tenants.

Emerging players

• Plus X Innovation: UK-based operator building innovation hubs combining workspace, prototyping facilities, and business support. Comparable hybrid-workspaces-for-innovation-clusters positioning with emphasis on R&D-friendly tenants.

Others

• Tristone Healthcare / Cambourne (Urban Splash): Adjacent UK mixed-use development activity near Cambridge (Cambourne area). Relevant as a regional development competitor for CIP West site between Eddington and Cambourne, where both parties are pursuing Cambridge-corridor expansion.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/cip_limited
• LinkedInlinkedin.com/company/cipltd

Revenue estimate

Valuation estimate

Number of profiles

Profiles6 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Cambridge Innovation Parks