What TSP does

TSP (legally Third Sector Property Limited) is a London-based, privately held commercial property investment and management firm founded in 2009 by Zac Goodman, a former Goldman Sachs foreign exchange trader. The company operates a vertically integrated, hospitality-led model branded Core to Floor® — formally registered as a UK trademark — that combines property management, front of house, community programming, managed/flex space, building consultancy and advisory services through a single in-house team, in contrast to the fragmented outsourced service lines typical of UK commercial property managers. TSP supplements the management offering with its own co-investment platform that has deployed equity across a c.£120m owned London real estate portfolio alongside family-office and institutional coinvestors, and reports direct investment returns such as the 85% IRR on 4 Pear Tree Court (acquired for £2.1m, disposed for £4.7m within nine months). Headcount sits at c.50 following 41% growth in the year to December 2025, and assets under management total c.£1.5bn across 30+ properties and c.3.7m sq ft, of which flagship managed assets include 30 Lighterman (King's Cross), 79 Clerkenwell, Great Suffolk Yard (Southwark), Cannon Green, Little London and City Cloisters.

TSP serves three primary customer cohorts: (1) UK charities and purpose-led organisations (Dementia UK, Parkinson's UK, MS Society, ClientEarth, Bowel Cancer UK, The Open University, The Arts Society, Barnardo's, Amnesty International, British Museum) where TSP began operations and where it claims 250+ property problems solved; (2) institutional and private commercial landlords and investors (Great Portland Estates, Quadrant Estates, Rocket Properties, Tailored Living Solutions, Hyundai, Investec) who appoint TSP for asset management, repositioning and flex platform delivery; and (3) SMEs and scale-ups taking flex/managed space on all-inclusive subscription terms priced at a premium (£135–£140/ft²) versus traditional office leases (£45–£115/ft²). Revenue is generated through managed-services property management fees on c.£1.5bn of client AUM, professional services advisory and consultancy mandates, transaction fees on acquisitions and sales, and recurring subscription income from the flex platform. The January 2026 acquisition of KSA Property Consultants added building surveying and project management capability plus retail and industrial coverage, extending the platform nationwide beyond the historic London focus.

Operational differentiation rests on three pillars: a trademarked Core to Floor® delivery philosophy; the proprietary RESOLVE operational framework launched in 2025 and rolled out through 60 hours of structured in-house training; and a sustainability and credentials stack (B Corp for five consecutive years, BREEAM Excellent across flagship assets, EPC A/B, WELL Enabled/Gold, WiredScore Platinum, SKA Gold) embedded into mandate delivery. TSP layers prop-tech such as contactless smart access, real-time air quality, people-counting sensors, and Demand Logic building analytics on top of its hospitality operations. Distribution is direct — appointed by property owners and investors through relationships and reputation — complemented by a website property search targeting SMEs for flex space. Industry validation includes the EG Awards 2022 Best Workplace and EG Tech Award Overall Winner (for 30 Lighterman), the EG Inclusive Design Award 2022 (MS Society), Investors In People Gold, RICS accreditation, and 2025–2026 shortlistings across Property Week and RICS awards.

Name

TSP

Legal name

Third Sector Property Limited

Website

https://tsp.co

Company type

Private

Founded year

2009

Operating status

Operating

Headcount range

11–50 employees

Short description

TSP (Third Sector Property) is a London-based commercial property investment and management firm using a hospitality-led, vertically integrated Core to Floor® model to manage c.£1.5bn of assets across 30+ UK properties for charities, institutional landlords and SME tenants.

Ownership category

akta.pro rank

Headquarters

HQ city

London

HQ country

United Kingdom

HQ region

Europe

Offices11 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Property Management Fees: TSP charges property management fees for managing 30+ properties and approximately 2 million+ square feet of commercial real estate, using a Core to Floor® hospitality-led model that covers property management, front of house, community management, managed space, building consultancy and advisory services.
2. Investment Returns on Owned Portfolio: TSP invests its own equity into properties. TSP is an investment manager investing its own equity into a c.£120m portfolio. Example: 30 Lighterman bought for £12m, sold for £17m. 4 Pear Tree Court bought for £2.1m, sold for £4.7m in 9 months, generating 85% IRR.
3. Managed Space / Flex Platform: TSP operates a flex platform of sustainable commercial offices offering flexible workspace to small and medium-sized businesses. Provides all-inclusive pricing covering utilities, high-speed internet, daily cleaning. Optional extras include coffee subscription, snacks and drinks, desk booking system. Traditional leasing alongside flex/managed spaces.
4. Advisory and Consultancy Services: TSP advises clients and provides strategic guidance on lease events, acquisitions and asset repositioning. Services include valuations, office searches, sales, options appraisals, lease renewals, project management, rent reviews, dilapidations, and property & facilities management. Specialises in serving UK charities.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels6 records

Core offering

TSP (Third Sector Property) is a London-based commercial real estate management and investment firm that delivers hospitality-led property management, asset repositioning, building consultancy, front-of-house services, community activation, and managed/flex office space across more than 30 properties and approximately 3.7 million sq ft in London. The firm also invests its own equity into a c.£120m portfolio and provides specialist real estate advisory to UK charities.

Product overview

TSP (Third Sector Property) is a London-based commercial property investment and management company offering an integrated suite of services built around its proprietary Core to Floor® philosophy. The company's core offerings include Property Management, Managed Space, Front of House, and Community services, supported by Advisory capabilities for the charity sector and Building Consultancy for technical property expertise. TSP operates its proprietary RESOLVE framework for standardized hospitality-led operations. The company manages a portfolio of properties across London including managed spaces like 79 Clerkenwell, 30 Lighterman, Little London, and Great Suffolk Yard, through its TSP Flex platform which combines flex and managed spaces alongside traditional leasing arrangements.

Differentiator

Problem solved

Functional benefit

Brands

• Core to Floor®: TSP's proprietary property management philosophy covering every aspect of building management from foundation to rooftop.
• RESOLVE

Products and services

• Property Management Full-service, hospitality-led property management delivered through TSP's Core to Floor® approach covering technical property management, front of house, community, managed space, and advisory under one integrated team. Serves commercial property owners and institutional landlords across London.
• Managed Space Fully serviced, all-inclusive office space with utilities, high-speed internet, and daily cleaning included, offered on flexible terms to SMEs and occupiers in London.
• Front of House Reception, concierge, and tenant welcoming services that create lasting impressions for visitors and occupiers across TSP's managed buildings.
• Community Tenant engagement and community-building service that runs year-round events programmes (courtyard pizza parties, festive lunches, workshops) to drive retention and referrals across the managed portfolio.
• Building Consultancy Technical building consultancy covering pre-acquisition surveys, dilapidations, project management, and asset protection advice for property owners and occupiers.
• Advisory (Charity Sector)

Quantifiable outcome

• 30 Lighterman achieved 100% occupancy within 5 months during the toughest market conditions in 2021, at record-breaking rents in King's Cross
• +7 more outcomes

Named customers19 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

Feature4 records

Partnerships

Four partnerships are on record, tiered core and minor.

• KSA Property ConsultantscoreStrategic or Co-development Partner · 20 January 2026TSP acquired KSA Property Consultants, an asset and property management firm specialising in building surveying, and the retail and industrial sectors. The KSA team led by Matt Stephenson joined TSP with Stephenson becoming a shareholder. The deal adds building surveying and project management capabilities to TSP's Core to Floor® offering and extends geographic reach nationwide with fresh retail and industrial expertise.
• Peldon RosecoreImplementation/ SI/ Consulting PartnerPeldon Rose is TSP's design and build partner for office fit-out projects. Together they won the Estates Gazette Inclusive Design Award 2022 for the MS Society HQ and the EG Best Workplace Award 2022 for 30 Lighterman. Peldon Rose also delivered the Parkinson's UK office transformation.
• Wren EnvironmentalminorImplementation/ SI/ Consulting PartnerWren Environmental provides hard FM engineering and services across TSP's managed portfolio including electrical, mechanical, combustion, and air conditioning. At Little London, Wren upgraded car park lighting to fully-LED saving 28 watts per light fitting per hour.
• Tailored Living SolutionscoreChannel Partner/ Reseller/ DistributorTSP was appointed by Tailored Living Solutions to manage Great Suffolk Yard, a 65,000 sq ft BREEAM Excellent, WiredScore Platinum commercial office scheme in Southwark, London. TSP oversees delivery of a best-in-class tenant experience.

Scale indicators14 records

Recent moves6 records

Expansion highlights5 records

Broad incumbents

• CBRE: World's largest commercial real estate services firm with deep UK investment, agency, and property management operations. Competes with TSP for institutional commercial office mandates (e.g., GPE, Quadrant) but offers a far broader, non-hospitality-led service stack.
• Savills: Global commercial real estate services firm with strong UK presence across agency, property management, investment and advisory. Comparable to TSP on commercial office mandates and UK-wide reach, but far larger, more diversified across geographies and asset classes, and not hospitality-led.
• Knight Frank: Global real estate consultancy offering commercial agency, property management, and investment advisory across the UK. Comparable to TSP on commercial office mandates and London-centric footprint, but operates at much greater scale and broader scope.
• Cushman & Wakefield: Global commercial real estate services firm with significant UK property management and investment operations. Competes for institutional commercial office mandates but at far larger scale and with a traditional rather than hospitality-led model.
• JLL (Jones Lang LaSalle): Global real estate services and investment management firm with a substantial UK commercial property management practice. Comparable on managed commercial office mandates and AUM, but a much broader, capital-markets-oriented platform.
• IWG (Regus): World's largest flexible workspace operator (Regus, Spaces, HQ and other brands) with deep UK presence. Competes with TSP's flex platform for SME tenants but offers a global network and far greater scale; differentiation from TSP rests on hospitality and integrated management rather than footprint.

Direct peers

• The Office Group (TOG): UK-based flex/managed office operator offering serviced workspace to SMEs and corporates. Comparable to TSP's flex platform on product (serviced offices, all-inclusive pricing, community) and SME target customer, but at significantly larger scale and without TSP's charity advisory or investment arms.
• Montagu Evans: Independent UK commercial real estate advisory and management firm, London-headquartered with strong office, retail and investment practices. Comparable to TSP on UK commercial office focus and independent ownership structure, though broader in sector coverage.
• Lambert Smith Hampton: UK commercial property consultancy offering agency, investment, building consultancy and property management. Comparable to TSP on UK commercial office mandates, with comparable headcount scale after private ownership changes.
• Gerald Eve: UK-focused commercial property consultancy offering investment, agency, building consultancy and property management services, with London as a core market. Closely comparable to TSP in UK commercial office focus and mid-sized scale, though without TSP's hospitality-led differentiator or charity specialism.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/thirdsectorprop
• LinkedInlinkedin.com/company/tsp-uk
• Instagraminstagram.com/tsp_property
• Facebookfacebook.com/TSP-181059378589899

Compliance16 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles3 records

Subsidiaries1 record

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 TSP