What Bericote does

Bericote Properties Limited is a UK-based, privately held commercial property developer founded in 2006, specialising in large-scale industrial and logistics real estate with a particular emphasis on complex brownfield regeneration. Headquartered in Leamington Spa with regional offices in London and Manchester, the company operates through a deliberately lean "niche team" (1–10 employees), executing projects end-to-end — from site identification, acquisition, and planning through remediation, construction management, and asset delivery. Its portfolio spans approximately 23 million square feet of completed distribution space, including flagship schemes such as the £500 million Powerhouse regeneration at Littlebrook, Dartford (3.3 million sq ft with Amazon, IKEA, and EBB as anchor occupiers), the Four Ashes Park scheme near the M6 (supporting Gestamp Tallent and Haulotte UK), Coventry Logistics Park, Haydock360 (Amazon), and Crossdox at Erith (Ocado and Tesco).

The company's revenue model rests on development fees, joint-venture profit shares, and asset sale gains. Bericote funds early-stage development from its own balance sheet — it has no external borrowings and reports significant cash reserves — and typically partners with institutional capital providers (Tritax Big Box REIT, BlackRock, JP Morgan, Aberdeen Standard, Hillwood, InfraRed, LaSalle) on a forward-funding or JV basis for construction and exit. Customers fall into two principal groups: enterprise occupiers (Amazon, IKEA, Ocado, ASDA, Tesco, Sainsbury's, Rolls-Royce, DHL, Geodis, Kellogg's) on long-term pre-let leases of 15–30 years, and institutional investors acquiring completed assets. ASDA has been an exclusive UK developer partner since 2012, with over 3 million sq ft delivered. Bericote reported turnover of £126 million in 2021 and transacted over £325 million with investors in 2020 alone. All developments target BREEAM Outstanding sustainability credentials, with the company holding a 91.7% BREEAM Outstanding score at Coventry Logistics Park — at the time the highest ever achieved in the UK industrial sector.

Name

Bericote

Legal name

Bericote Properties Limited

Website

https://bericoteproperties.com

Company type

Private

Founded year

2006

Operating status

Operating

Headcount range

1–10 employees

Short description

Bericote is a UK privately-held commercial property developer specialising in large-scale industrial and logistics developments and brownfield regeneration, serving enterprise occupiers (Amazon, IKEA, Ocado, ASDA, Tesco) and institutional capital partners (Tritax, BlackRock, JP Morgan).

Ownership category

akta.pro rank

Headquarters

HQ city

London

HQ country

United Kingdom

HQ region

Europe

Offices3 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Supply Chain, Infrastructure, Marketing or Sales

Revenue model

1. Development fees and project delivery: Bericote earns revenue through development fees, forward funding arrangements, and balance sheet development. The company acquires land, secures planning, and delivers built-to-suit or speculative logistics facilities, either selling completed assets to institutional investors or retaining them as investment properties. 2021 turnover was £126 million.
2. Joint venture development: Bericote partners with institutional capital providers (Tritax Big Box REIT, BlackRock, JP Morgan) on a forward-funding or JV basis. Bericote handles site acquisition, planning, and construction delivery while the financial partner provides capital. Profits are shared according to agreed structures.

Go-to-market motion1 record

Distribution channels1 record

Marketing channels5 records

Core offering

Bericote is a UK commercial property developer specializing in large-scale industrial and logistics development. The company acquires and assembles complex brownfield sites, secures planning consent, delivers build-to-suit or speculative facilities, and partners with institutional investors and major occupiers. Services span site identification, environmental remediation, planning, construction management, and asset delivery across the UK.

Product overview

Bericote is a UK-based commercial property developer specializing in large-scale industrial and logistics development. The company operates a unified development platform offering site identification and acquisition, planning and design, construction management, and asset delivery services, delivered through both speculative and pre-let/build-to-suit models. Their portfolio spans fulfilment centres for major e-commerce operators (Amazon, IKEA, Ocado), multi-let industrial schemes, and distribution facilities for grocery retailers (Tesco, ASDA, Sainsbury's), supported by partnerships with institutional investors including Tritax Big Box, BlackRock, and JP Morgan. All developments target BREEAM Outstanding sustainability credentials, and the company maintains a five-year community engagement commitment for each project.

Differentiator

Problem solved

Functional benefit

Products and services

• Industrial and Logistics Development Services Comprehensive development services encompassing site identification and acquisition, planning and design, construction management, and asset delivery for industrial and logistics properties across the UK. Targeted at institutional investors, large occupiers, and landowners.
• Speculative Development

Quantifiable outcome

• 23 million sq ft of distribution space completed across the UK
• +4 more outcomes

Named customers18 records

Segments5 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration2 records

Partnerships

Six partnerships are on record, tiered core and minor.

• Coventry City CouncilcoreOthers · 1 January 2021Partnership with Coventry City Council on Coventry Logistics Park, delivering over £2.4 million of social value through local employment, supply chain spend, community sponsorship, and educational engagement.
• LandAid CharityminorOthers · 1 January 2016Bericote joined LandAid as a Foundation Partner, supporting young people facing homelessness through pro bono consultation and yearly sponsorship. Bericote has also sponsored homes through the Hope into Action charity and donated to The Big Issue (£55,000) and The Fire Fighters Charity.
• Staffordshire County CouncilcoreOthers · 1 January 2016Partnership with Staffordshire County Council and Stoke-on-Trent and Staffordshire LEP to bring forward Four Ashes. Council teams were key to structuring incentives that retained Gestamp Tallent (600 existing jobs + 250 new jobs) and enabling £15m of infrastructure investment.
• McLaren ConstructionminorImplementation/ SI/ Consulting Partner · 1 January 2016Main contractor for the Rolls-Royce Motor Cars Technology and Logistics Centre at Oldlands Farm, Bognor Regis — a £32m, 30,000 sq metre (approx. 322,000 sq ft) scheme completed in 48 weeks.
• SI Group UK LimitedcoreStrategic or Co-development Partner · 1 January 2014Joint venture partner for Four Ashes — a 70-acre contaminated and disused site near Junction 12 of the M6. SI Group owned the land; Bericote was selected through a competitive process to enter the JV and bring the site forward for comprehensive development (~1 million sq ft).
• Dartford Borough CouncilcoreOthers · 1 January 2012Close partnership with Dartford Borough Council on the regeneration of Littlebrook (former power station). The council was instrumental in enabling planning and infrastructure approvals for the landmark 3.3 million sq ft logistics park. Bericote sponsored Dartford FC and engaged extensively with the council on community investment.

Scale indicators9 records

Recent moves8 records

Expansion highlights6 records

Broad incumbents

• Prologis: Global logistics real estate leader operating in the UK and across Europe. Broad incumbent — competes for the same high-quality, large-format logistics occupiers (Amazon, IKEA, DHL) and is far larger in capital base and portfolio.
• Goodman Group: Global industrial and logistics property developer with a substantial UK and European footprint. Broad incumbent — overlaps in large-scale build-to-suit logistics, but with significantly more capital, geographic reach, and product breadth than Bericote.
• GLP (Global Logistic Properties): Global logistics real estate developer, investor, and operator with European operations. Broad incumbent — comparable in product focus (modern logistics at scale) but with substantially greater capital, geographic diversification, and occupier relationships.

Direct peers

• Winvic Construction: UK specialist contractor and developer focused on industrial, logistics, and multi-room schemes. Direct peer — competes for many of the same speculative and pre-let industrial schemes in the UK and overlaps with the same occupier base.
• Peel L&P (Peel Group): UK real estate developer and investor with significant logistics, industrial, and regeneration activity (e.g., Logistics North). Direct peer — comparable in brownfield regeneration-led large-scale industrial development in the UK.
• Panattoni: Europe's largest privately owned logistics real estate developer, with significant UK operations. Direct peer — competes directly for pre-let and speculative logistics development opportunities and shares many institutional and occupier counterparties.
• SEGRO: UK-listed REIT and one of Europe's largest owners, developers, and managers of industrial and logistics property. Direct peer — competes for the same Grade-A logistics occupiers and large-scale UK development sites as Bericote.
• St. Modwen (now part of Blackstone): UK developer focused on logistics and regeneration schemes, acquired by Blackstone in 2021. Direct peer — overlaps with Bericote in brownfield regeneration, large-scale industrial development, and partnerships with institutional capital.
• Tritax Big Box REIT: UK-listed specialist REIT focused on large-scale logistics and warehouse real estate. Direct peer — Bericote is a long-standing JV/forward-funding partner of Tritax, and they share the same customer base (Amazon, DHL, Ocado) and UK logistics development mandate.

Emerging players

• Logistics Capital Partners (LCP): European logistics development platform backed by institutional capital. Emerging player — comparable in operating model (developer-led, institutional-funded logistics schemes), but at a different scale and stage of geographic rollout.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/bericote-properties

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 Bericote