What Fosse Park does

Fosse Park is an out-of-town retail and leisure destination located off Junction 21 of the M1 motorway in Leicester, United Kingdom, operating since 1989. The site is organized into three principal zones — Fosse Park North (anchored by Marks & Spencer and Primark), Fosse Park West (Next, FLANNELS, Nike, H&M), and Fosse Park South (Currys PC World, DFS, homeware) — with Food Central serving as the central dining court housing multiple restaurants and quick-service outlets. The centre hosts 60+ retail brands spanning fashion, electronics, homeware, health and beauty, and food and beverage, complemented by visitor amenities including 3,100 free parking spaces across three car parks, 89 Blue Badge bays, 16 EV charging bays (Tesla Superchargers and Pod Point), free WiFi, Changing Places facilities, wheelchair loan, a children's play area, and community attractions such as the Fosse Foxes art trail and seasonal beach.

The business is owned by The Crown Estate, a statutory UK government state entity that manages the mall spaces, while inline retail units are managed by JLL (Jones Lang LaSalle) as commercial property agent. Revenue is generated primarily through retail space rentals to tenants, supplemented by promotional space bookings and ancillary services such as EV charging (44p per kWh), Park & Ride ticketing (£3.00-£6.00), and day-rate parking through Just Park. Marketing reaches consumers through the official website, Mailchimp email newsletter, social media (Facebook, Instagram, X), seasonal events, competitions, and partnerships with local organizations including Blaby District Council, Everards Brewery, Leicester Riders, and Choose How You Move.

The go-to-market motion is direct-to-consumer, focused on driving footfall to tenant retailers through events, seasonal activations, accessibility credentials, and free parking. Customer segments are horizontal, comprising general consumers and families (primary) plus commuters and sustainable travelers using the new PR2 Park & Ride service. The centre has held the Park Mark 'Safer Parking' award for over ten consecutive years and is AccessAble Audited for accessibility. Recent strategic activity includes a new Centre Manager appointment (April 2024), 15,882 sq ft of new retail space on Fosse Park South, EV charging rollout, and integration with the PR2 Park & Ride service.

Name

Fosse Park

Legal name

Fosse Park

Website

https://fossepark.co.uk

Company type

Private

Founded year

1989

Operating status

Operating

Headcount range

1–10 employees

Short description

Fosse Park is an out-of-town retail and leisure destination in Leicester, UK, operating since 1989 with 60+ stores across three zones plus Food Central, serving regional consumers and families with free parking, EV charging, and accessibility amenities.

Ownership category

akta.pro rank

Headquarters

HQ city

Leicester

HQ country

United Kingdom

HQ region

Europe

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

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

Revenue model

1. Retail Space Rentals: Fosse Park generates primary revenue through leasing retail units to tenant retailers. Mall spaces are managed by The Crown Estate while inline units are managed by JLL. Tenants include fashion retailers, restaurants, electronics stores, and homeware brands.
2. Parking Revenue: Free parking for shoppers with day-rate parking available through Just Park. Some areas have restrictions (McDonald's 90-minute limit with fines via ANPR).
3. Promotional Space and Events: Income from promotional space bookings and commercial activities. The center offers promotional space for interested brands to take space within Fosse Park.

Pricing tiers

Go-to-market motion1 record

Distribution channels5 records

Marketing channels6 records

Core offering

Fosse Park is an out-of-town retail shopping destination in Leicester, UK, leasing retail and food & beverage units to national brand tenants across three zones (North, South, West) plus the Food Central dining hub. The centre generates revenue primarily through retail space rental to tenants including M&S, Next, Primark, FLANNELS, Currys, H&M and Nike, supported by free customer parking, EV charging, accessibility facilities, and seasonal community attractions. The asset is owned and managed by The Crown Estate with inline leasing handled by JLL.

Product overview

Fosse Park is an out-of-town retail shopping centre located near Leicester, England, off Junction 21 of the M1 motorway. It opened in 1989 and has grown into one of the UK's largest shopping destinations. The centre is organized into three main zones: Fosse Park North (anchored by M&S and Boots), Fosse Park South (home and electricals), and Fosse Park West (fashion and sports). Food Central serves as the primary dining hub. Beyond retail, Fosse Park offers visitor services including free WiFi, EV charging, extensive parking (3,100 spaces), accessibility facilities including Changing Places and wheelchair loans, a children's play area, and seasonal attractions like the Fosse Park Beach and Fosse Foxes art trail. The centre is managed by The Crown Estate and features over 60 retail brands spanning fashion, footwear, health & beauty, homeware, electronics, and food & beverage.

Differentiator

Problem solved

Functional benefit

Brands

• Food Central: The food court area at Fosse Park featuring various dining options including restaurants, cafes, and quick-service food outlets.
• Fosse Foxes
• Fosse Park Beach

Products and services

• Fosse Park Shopping Centre Out-of-town retail shopping destination in Leicester, UK, leasing space to over 60 national retail and F&B tenants across three zones (North, South, West) and a central Food Court, serving shoppers and visitors from Leicestershire and surrounding areas.
• Food Central The central food court and dining hub at Fosse Park, housing multiple restaurants, cafés, and quick-service food outlets including Thai Express, Greggs, Starbucks, Costa Coffee, Nando's, Zizzi, Volpo Lounge, Fattoush, Grounded Kitchen, Chaiiwala, and Batch'd.

Quantifiable outcome

• 3,100 free parking spaces available across three car parks
• +3 more outcomes

Named customers6 records

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature3 records

Partnerships

Seven partnerships are on record, tiered core and minor.

• The Crown EstatecoreStrategic or Co-development PartnerThe Crown Estate is the owner and manager of Fosse Park's mall spaces. They oversee property management, development investments, and accessibility improvements across the shopping center. The Crown Estate is committed to providing an accessible website and manages the overall asset strategy for Fosse Park.
• JLL (Jones Lang LaSalle)coreChannel Partner/ Reseller/ DistributorJLL manages the inline retail units at Fosse Park as a commercial property agent. Paul Marshall serves as Director of Retail at JLL's London office. JLL handles leasing enquiries for available retail space at the center.
• Department for Work & PensionsminorStrategic or Co-development PartnerFosse Park collaborates with the DWP to support people into employment, offering CV support, interview preparation, upskilling sessions, and ongoing support throughout recruitment and while in work. The collaboration helps fill job vacancies at Fosse Park's tenant retailers.
• Blaby District CouncilminorStrategic or Co-development PartnerBlaby District Council partnered with Fosse Park on the Fosse Foxes art trail, with the Visit Blaby District fox sculpture and heritage walking routes connecting Fosse Park with tourist attractions across the Blaby District area.
• Choose How You MoveminorStrategic or Co-development PartnerChoose How You Move provides sustainable travel information for visitors, including bus routes, cycle paths, and Park & Ride services connecting to Fosse Park.
• Everards BreweryminorStrategic or Co-development PartnerEverards Brewery is located across the road from Fosse Park with a meadow area. The partnership promotes day-trip combinations of shopping at Fosse Park followed by brewery tours at Everards.
• Leicester RidersminorGTM or Marketing PartnerFosse Park provides exclusive 10% discount for Leicester Riders British Basketball League games using discount code FOSSE, promoting local sports engagement.

Scale indicators7 records

Recent moves6 records

Expansion highlights5 records

Regional players

• Highcross Leicester: Highcross is the main city centre shopping centre in Leicester, directly competing with Fosse Park for the same Leicester catchment but operating an in-city rather than out-of-town format. Regional peer given identical geography.

Direct peers

• Cribbs Causeway: Cribbs Causeway is an out-of-town retail and leisure destination in Bristol anchored by M&S and Next, with adjacent retail park units. Closely comparable to Fosse Park in regional scale, anchor mix, and out-of-town positioning.
• Bluewater Shopping Centre: Bluewater is a large out-of-town retail and leisure destination in Kent, with a premium and high-street tenant mix, free parking, and family leisure attractions. Comparable to Fosse Park as a regional, car-led retail destination with similar anchor and F&B composition.
• Rushden Lakes: Rushden Lakes is an out-of-town retail and leisure destination in Northamptonshire with a fashion, home, and dining mix anchored by M&S. Closely comparable to Fosse Park in size, out-of-town East Midlands positioning, and tenant composition.
• Westfield London: Westfield London is a flagship UK shopping centre anchored by M&S, Next, and a wide premium fashion and dining mix. Comparable in tenant mix and F&B-led positioning, though materially larger than Fosse Park and London-based.
• Lakeside Shopping Centre: Lakeside is a major out-of-town shopping centre in Thurrock, Essex, with M&S, Next, Primark, and a large F&B and leisure offer. Directly comparable to Fosse Park in format, anchor base, and catchment-driven positioning.
• Braehead Shopping Centre: Braehead is a retail and leisure destination near Glasgow with M&S, Next, Primark, and on-site entertainment offerings. Comparable to Fosse Park in combining retail with leisure attractions and family-oriented positioning.
• MetroCentre Gateshead: MetroCentre is a large out-of-town shopping and leisure centre in the North East anchored by M&S, Next, and Primark with extensive F&B. Comparable to Fosse Park as a regional, family-oriented, multi-zone retail destination.
• Meadowhall: Meadowhall is a major UK out-of-town shopping centre in Sheffield anchored by M&S, Next, Primark, and an extensive F&B hall. It is directly comparable to Fosse Park in format (regional, anchor-led, large footprint) and shared anchor tenant base.
• Trafford Centre: Trafford Centre is a major UK out-of-town retail and leisure destination in Manchester with extensive F&B, anchors including M&S and Next, and family leisure attractions. Direct peer in scale and tenant mix relative to Fosse Park.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat3 records

Key risks5 records

Key highlights7 records

Customer concentration

• Xx.com/fossepark
• Facebookfacebook.com/FossePark
• Instagraminstagram.com/fossepark
• LinkedInlinkedin.com/company/fosse-park

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 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 Fosse Park