What Goya Developments does

Goya Developments is a London- and Rutland-based property development firm specialising in the speculative delivery of prime urban warehouse and industrial space across London and the South East of England. Founded in 2009–2010 by Jim Bryan and Jago Brown, the firm identifies, acquires, and develops industrial and logistics sites ranging from single-tenant HQ warehouses (c.44,000 sq ft) to multi-unit urban hubs (up to 184,000 sq ft), with units offered from approximately 1,300 sq ft to 250,000+ sq ft. Its product surface is grounded in physical sustainability: Goya Green Credentials, BREEAM Excellent certification, and PC A+ energy performance ratings are embedded into developments such as Central Prime Park Royal, Crest Distribution Park High Wycombe, and the Tottenham Valhalla and Urban Edge schemes. Underlying technology is conventional construction and energy-efficiency systems, augmented by speculative-development capability enabled through a long-term Joint Venture with Hillwood and project-level capital partnerships with M&G, Chenavari, and Barwood Capital.

The firm makes money principally through forward sales of completed developments to institutional investors — including Royal London, Standard Life, London Metric, IM Properties, and ABRDN — at practical completion, supplemented by direct leasing to enterprise occupiers (DPD, Amazon, McLaren, Christies, London Ambulance, Euro Car Parts) on flexible terms, and third-party project and development management services covering approximately 600,000 sq ft. Approximately 95% of Goya's developments are built speculatively, with pre-lets secured where possible to derisk forward sales. Combined gross development value across 70+ completed or in-progress schemes exceeds £1.25 billion. The go-to-market is direct: a professional website, Instagram presence (@goyaurban), PR in trade media such as Property Week, and direct contact via the founder's email and mobile, targeting enterprise logistics and industrial occupiers plus institutional capital partners. The headcount is small (1–10 employees) with a named five-person professional team led by the founders.

Name

Goya Developments

Legal name

Goya Developments

Website

https://goyadevelopments.co.uk

Company type

Private

Founded year

2009

Operating status

Operating

Headcount range

1–10 employees

Short description

Goya Developments is a UK property developer specialising in speculative urban warehouse and industrial space across London and the South East, serving enterprise occupiers and institutional capital partners through its Hillwood JV, with c.£1.25bn cumulative GDV across 70+ schemes.

Ownership category

akta.pro rank

Product category

Industrial Property Development

NAICS

Land Subdivision (2372), Industrial Building Construction (23621), Land Subdivision (23721)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), General Bldg Contractors - Nonresidential Bldgs (1540)

akta.pro primary industry

Industrial Land & Build-to-Suit Site Brokerage (BPAJACAJ)

Keywords

• Industrial warehouse development
• Speculative property development
• Urban logistics real estate
• Commercial property leasing
• Sustainable warehouse construction

Headquarters

HQ city

London

HQ country

United Kingdom

HQ region

Europe

Offices2 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Property Development and Sale: Development of industrial and warehouse space with speculative approach, forward selling to institutional investors at practical completion. Approximately 95% of developments are on a speculative basis.
2. Property Leasing: Flexible leasing options for warehouse and industrial units of varying sizes to accommodate business requirements
3. Project and Development Management Services: Third-party project management services, currently managing approximately 600,000 sq ft for external parties including warehouses up to 250,000 sq ft as well as offices

Go-to-market motion1 record

Distribution channels3 records

Marketing channels4 records

Core offering

Goya Developments is a UK property development company that identifies, acquires and develops prime urban warehouse and industrial space, with approximately 95% of developments delivered on a speculative basis. The company provides planning, site appraisals, funding, development and project management services for warehouse schemes ranging from small units of approximately 1,300 sq ft to large facilities of 250,000+ sq ft, marketed to industrial occupiers and forward-sold to institutional investors at practical completion.

Product overview

Goya Developments is a property development company specializing in prime urban warehouse and industrial space development. The company operates a portfolio of distinct development projects across the UK, with a focus on London and the South East. Their product offering consists of speculative warehouse developments ranging from single-unit HQ facilities to multi-unit industrial estates, varying in size from approximately 44,000 sq ft to 184,000 sq ft. These developments are typically delivered through their joint venture with Hillwood and include both completed schemes and projects in various stages of planning and construction. The company has developed approximately £1.25 billion worth of warehouse space and focuses on sustainable, energy-efficient industrial properties with green credentials and BREEAM certification.

Differentiator

Problem solved

Functional benefit

Brands

• Goya Hillwood: Joint venture entity between Goya Developments and Hillwood for speculative warehouse development in London and the South East.

Products and services

• Goya Canning Town A 44,000 sq ft single warehouse HQ unit development on a 1.4 acre site in Canning Town, designed as a super green scheme for industrial occupiers seeking urban logistics space.
• Central Prime, Park Royal A 72,000 sq ft speculative warehouse development on a 2.58 acre former Babcock site in Park Royal, featuring PC A+ energy ratings and minimum BREEAM Excellent certification for sustainability-conscious occupiers.
• Hurricane Urban Hub, Reading A completed 184,000 sq ft speculative industrial warehouse development in Reading offering units ranging between 10,000 sq ft and 48,000 sq ft for industrial and logistics occupiers.
• Valhalla Distribution Park, Tottenham A 143,000 sq ft urban hub development in Tottenham with units ranging between 6,000 sq ft and 76,000 sq ft, with detailed planning permission and completion due Autumn 2026.
• Urban Edge, Tottenham A 68,000 sq ft speculative HQ warehouse facility in Tottenham with detailed planning consent, targeting occupiers requiring a headquarters-style industrial building.
• Amplify Distribution Park, Guildford A 72,000 sq ft speculative industrial development in Guildford comprising 3 units on a highly prominent site at the front of Guildford Business Park for industrial occupiers.
• Swanley Distribution Park A 162,192 sq ft, 4-unit warehouse development in Swanley with units ranging from 26,581 sq ft to 55,212 sq ft, abutting the M25 with one unit pre-let at start of construction.
• Crest Distribution Park, High Wycombe A 114,000 sq ft speculative industrial warehouse development on 6 acres in High Wycombe with units ranging from 5,000 sq ft to 30,000 sq ft, with 7 of 8 units let or under offer.
• Focal Point, Billingshurst A 53,000 sq ft multi-let B1/B2/B8 employment space in Billingshurst providing flexible commercial units for office, light industrial and distribution occupiers.
• Buckingway Business Park, Cambridge An 84,000 sq ft multi-unit warehouse development in Cambridge on a 4.26 acre office site being redeveloped alongside M & G Investments.
• Project and Development Management Services Third-party project and development management services covering approximately 600,000 sq ft for external parties, including warehouses up to 250,000 sq ft and offices.

Quantifiable outcome

• 95% of developments delivered on speculative basis, all highly successful
• +2 more outcomes

Named customers9 records

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature2 records

Partnerships

Seven partnerships are on record, tiered flagship, core and minor.

• HillwoodflagshipStrategic or Co-development PartnerLong-term Joint Venture partnership with Hillwood for speculative warehouse development in London and the South East. This is the company's primary JV partner enabling them to pursue prime development opportunities. Multiple developments are branded as 'Goya Hillwood' including High Wycombe Crest Distribution Park, Park Royal developments, Tottenham projects, Guildford, and Reading.
• M & G (M&G Investments)coreStrategic or Co-development PartnerJoint venture with M & G for Cambridge Buckingway Business Park redevelopment - a 4.26 acre office site being redeveloped for 84,000 sq ft multi-unit warehouse development. Forward sold to M & G at practical completion.
• ChenavaricoreStrategic or Co-development PartnerJV partners for Goya Business Park Sevenoaks - a 70,000 sq ft multi-unit urban warehouse development that was speculatively developed, part pre-let and forward sold to IM Properties.
• Barwood CapitalcoreStrategic or Co-development PartnerPartnership with Barwood Capital for Gatwick 33 (33,000 sq ft warehouse) and Buckingway Business Park Cambridge (6.5 acre site, 155,000 sq ft development).
• Vanbrugh Land and SchrodersminorStrategic or Co-development PartnerPartnership for Sutton Tradeway development - 70,000 sq ft pre-let to DPL and 24,832 sq ft 4-unit speculative trade park.
• SWIP (Scottish Widows Investment Partnership)minorStrategic or Co-development PartnerSWIP partnered with Goya to acquire Victoria Road Business Park site (2.5 acres) and develop 52,000 sq ft multi-unit industrial development in Park Royal.
• Bilsdale PropertiesminorStrategic or Co-development PartnerJoint purchase of 4-acre site near Olympic Stadium for 100,000 sq ft speculative industrial scheme.

Scale indicators5 records

Recent moves7 records

Expansion highlights6 records

Broad incumbents

• SEGRO: FTSE 100-listed UK industrial/logistics REIT with deep London and South East urban warehouse portfolio. Comparable product category and geography but operates an incumbent, capital-markets-driven platform at substantially greater scale.
• Goodman Group: Global logistics and business-space developer-investor with UK presence (Goodman UK). Speculative warehouse developer model with institutional capital partners, similar in business model to Goya but at much larger scale.
• Prologis: Global industrial REIT and the largest logistics real estate platform in the world. Overlaps with Goya in UK urban logistics development and on key occupier relationships (e.g., Amazon), but at vastly different scale.

Emerging players

• Helical plc: UK specialist property developer that has delivered office and mixed-use schemes in London. Broad real estate developer overlap in London market but with different primary product focus (office/mixed-use vs. warehouse).

Direct peers

• Tritax Big Box REIT: Major UK-listed REIT focused on large-scale logistics and warehouse property. Closest direct UK comp on urban/regional warehouse development and forward-sale activity, though significantly larger than Goya.
• Chancerygate: UK multi-let industrial/urban warehouse developer targeting South East sites with mid-sized schemes. Closest scale and strategy comp to Goya, focused on speculative multi-unit industrial estates (5k–50k sq ft) in similar geographies.
• LondonMetric Property: UK REIT focused on logistics, industrial, and convenience real estate. Already a forward-sale purchaser of Goya's Gatwick 55 scheme — operates as both competing acquirer and capital partner in the same sub-sector.
• Baytree Logistics Properties: UK logistics/warehouse developer focused on mid-box speculative urban logistics. Similar scheme size range (50k–200k sq ft), similar South East focus, and similar speculative-then-pre-let model.
• Tungsten Properties: UK speculative industrial/warehouse developer of mid-sized multi-unit schemes in the South East. Direct competitor for similar scheme sizes, sites, and occupier segments as Goya.

Others

• Hillwood: US-based industrial/logistics real estate developer and Goya's flagship JV partner for London/South East speculative development. Operates as both strategic partner and capital provider, not directly competing for tenants.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks5 records

Key highlights7 records

Customer concentration

• Instagraminstagram.com/goyaurban
• LinkedInlinkedin.com/company/goya-developments

Revenue estimate

Valuation estimate

Number of profiles

Profiles5 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 Goya Developments