Solum.

What Solum. does

Solum is a private joint venture between Network Rail and Kier Property, established in July 2008, focused on regenerating railway station areas into mixed-use developments across South East England. The company unlocks Network Rail-owned brownfield land above and adjacent to operational railway stations, delivering new homes (911 delivered to date, 1,803 in pipeline), retail space (81,000 sq ft), hotels, car parking (1,863 spaces), and station infrastructure improvements (£57m enhanced). Its core activity combines property development with railway engineering: each scheme must be constructed over or beside live operational stations, with technical features such as flood attenuation systems, step-free access, and platform reconfigurations integrated into residential and commercial builds.

Solum's business model is threefold: one-time sale of new-build apartments and houses to individual buyers (one-bedroom units from £470,000, two-bedrooms from £580,000 at Twickenham Gateway) and to institutional investors via bulk block sales (e.g., Meadow Partners purchased 82 of 121 units at Twickenham Gateway); commercial leasing of retail, hotel, and office space to operators such as Waitrose, Tesco, Costa Coffee, Travelodge, Sainsbury's Local, and M&S Food to Go; and reinvestment of over 50% of profits back into railway infrastructure, creating a circular funding model that aligns with Network Rail's asset stewardship goals. Key completed projects include Twickenham Gateway (121 homes, 2020), Walthamstow Gateway (69 homes, 50% affordable, 2019), Haywards Heath (£35m, 2017), Epsom (2013), and Christchurch (2013). Major pipeline projects include Bishop's Stortford Goods Yard (£200m, 586 homes, planning approved May 2025), Guildford Station (£150m, 438 homes, planning approved 2018), Redhill (5.5 acres), and Kingswood (approved 2017).

The company operates leanly with 12 staff from a London headquarters (33 Foley Street, W1W 7TL), drawing on the development expertise of Kier Property and the railway asset base of Network Rail. Customer segments span individual home buyers (primary), institutional investors (build-to-rent and PRS buyers), commercial tenants (retail, hospitality, offices), and rail commuters benefiting from station upgrades. Distribution is via on-site marketing suites, property portals, estate agents, and direct institutional sales. The company is recognised through industry awards including the What House? Gold Award for Best Partnership Scheme (2014) and Mid Sussex Design Awards commendation (2017). Revenue is not publicly disclosed and the business is funded entirely through the JV partnership with no external equity rounds.

Name

Solum.

Legal name

Solum Regeneration (Guildford) LLP

Website

https://solum.co.uk

Company type

Private

Founded year

2008

Operating status

Operating

Headcount range

11–50 employees

Short description

Solum is a private Network Rail–Kier Property joint venture that regenerates railway station brownfield land in South East England into mixed-use developments, delivering new homes, retail, hotels, and station infrastructure improvements, serving individual buyers, institutional investors, and commercial tenants.

Ownership category

akta.pro rank

Headquarters

HQ city

London

HQ country

United Kingdom

HQ region

Europe

Offices3 records

Markets served

GTM type

B2C

Offering type

Hardware or Manufacturing

Cost components

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

Revenue model

1. Residential Property Sales: Sale of new build apartments and houses to individual buyers and institutional investors. Properties include one, two, and three-bedroom apartments with prices ranging from approximately £470,000 for one-bedroom units to £580,000+ for two-bedroom units at Twickenham Gateway. Bulk sales to investors such as Meadow Partners for entire residential blocks.
2. Commercial Space Leasing: Mixed-use developments include retail units, hotels, and office spaces leased to commercial tenants. Examples include Waitrose stores, Sainsbury's Local, M&S Food to Go, Costa Coffee, Travelodge hotels, and office spaces at various developments.
3. Railway Infrastructure Reinvestment: Over 50% of profits are reinvested back into the railway network, enabling continued station improvements and regeneration projects. Revenue generated from property development is used to fund station enhancements including new buildings, transport interchanges, and public realm improvements.

Pricing tiers

Go-to-market motion2 records

Distribution channels5 records

Marketing channels8 records

Core offering

Solum develops and sells new build residential apartments, houses, commercial space, and hotels as part of mixed-use regeneration schemes at railway stations across South East England. The company delivers property products to individual home buyers, institutional investors, and commercial tenants, while reinvesting over 50% of profits back into railway infrastructure improvements.

Product overview

Solum is a property development partnership between Network Rail and Kier Property (established July 2008) focused on regenerating railway station areas across South East England. The company develops new build apartments and mixed-use projects at railway stations, delivering new homes, retail space, hotels, and station infrastructure improvements. Key products include residential developments (Twickenham Gateway with 121 homes, Walthamstow Gateway with 69 homes, Bishop's Stortford Goods Yard with 586 homes planned, Guildford Station with 438 homes planned), supported by customer home buying services including guidance, care management, and NHBC warranties. Over 50% of profits are reinvested into the railway network. The portfolio spans completed projects (Haywards Heath, Epsom, Christchurch, Twickenham, Walthamstow) and future developments (Guildford, Bishop's Stortford, Redhill, Kingswood).

Differentiator

Problem solved

Functional benefit

Products and services

• Twickenham Gateway Transformational mixed-use redevelopment of Twickenham Station delivering 121 new homes, retail units, a public plaza, and modern station facilities including step-free access, enhanced ticket office, and 250 cycle spaces for individual home buyers, institutional investors, and commercial tenants.
• Walthamstow Gateway Transformation of Walthamstow Central Station delivering 69 new homes with 50% affordable housing allocation, a Travelodge hotel, retail units, new station square, and a pedestrian link to Queen's Road Station.
• Bishop's Stortford Goods Yard Transformation of the Goods Yard site at Bishop's Stortford station delivering 586 homes, an 85-bed hotel, 30,000 sq ft of office space, 10,000 sq ft of retail, a care home, transport interchange, and public realm enhancements.
• Guildford Station Redevelopment £150m regeneration of Guildford Station delivering 438 new homes, a new station building, 3,427 sq m of retail, 1,877 sq m of offices, and £25m station improvements including a new plaza and multi-storey car park.
• Redhill Development Planned mixed-use development adjacent to Redhill station on two sites of approximately 5.5 acres total, supporting regeneration of the area with new homes on brownfield land.
• Haywards Heath Urban Station Quarter £35m regeneration of Haywards Heath railway station delivering a new Waitrose store (45,000 sq ft, the largest in Sussex and largest opened in the UK in 2017), an improved transport hub, enhanced public realm, and additional retail units.
• Epsom Station Development Epsom Station development delivering a new ticket hall, car park, refurbished underpass, new homes, a Travelodge hotel, Tesco store, Costa Coffee, and retail units.
• Christchurch Connect@Hyde Mews 17 two and three-bedroom terraced, semi-detached and detached houses delivered as the Christchurch development within the Solum portfolio.
• Kingswood Station Gateway Approved scheme delivering 18 three and four bedroom family homes with parking and private gardens, plus station improvements including upgraded pedestrian access, 61 car parking spaces, and enhanced public realm.

Quantifiable outcome

• 911 new homes delivered through railway station regeneration
• +4 more outcomes

Named customers10 records

Segments4 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

Twelve partnerships are on record, tiered minor partnership, core partnership and flagship/joint venture parent.

• Bishop's Stortford Town Councilminor partnershipStrategic or Co-development Partner · 1 December 2025Partner in the opening of new pedestrian link between Millennium Bridge and Bishop's Stortford Station. Working with Solum and East Hertfordshire Council on connectivity and public realm improvements.
• Entexminor partnershipImplementation/ SI/ Consulting Partner · 1 December 2025Contractor that hosted the opening event for the new pedestrian link at Bishop's Stortford and delivered the construction works.
• Hertfordshire County Councilcore partnershipStrategic or Co-development Partner · 1 August 2025Hertfordshire County Council partnered with Solum to open Sextons Road, a new sustainable transport connection from south Bishop's Stortford to the rail station and bus interchange. Part of the county's sustainable transport strategy to reduce car dependency.
• Arrivaminor partnershipGTM or Marketing Partner · 1 August 2025Bus operator partner operating Service 511 along the new Sextons Road route in Bishop's Stortford, providing more reliable public transport links as part of the sustainable transport improvements.
• East Hertfordshire Councilcore partnershipStrategic or Co-development Partner · 1 May 2025East Hertfordshire Council's Development Management Committee approved the £200m Bishop's Stortford Goods Yard scheme in May 2025. The council has provided long-term engagement and planning support for the regeneration project.
• Bellwayminor partnershipChannel Partner/ Reseller/ Distributor · 1 May 2018Homebuilder partner that launched the first phase of homes at Bishop's Stortford Goods Yard development in 2021.
• Guildford Borough Councilcore partnershipStrategic or Co-development Partner · 1 January 2018Planning approval obtained through public inquiry for £150m Guildford Station regeneration scheme. Solum worked with the council and community for seven years on the development proposals.
• Osborne (Construction Contractor)minor partnershipImplementation/ SI/ Consulting Partner · 1 December 2017Lead contractor for Twickenham Station refurbishment, managing construction activities including delivery of tower cranes over Christmas engineering work period.
• Waltham Forest Councilcore partnershipStrategic or Co-development Partner · 1 January 2014Partnership with Waltham Forest Council for the £20m redevelopment of Walthamstow Central Station. The scheme transformed the transport interchange and provided a catalyst for wider neighbourhood regeneration. Won What House? Gold Award for Best Partnership Scheme in 2014.
• Islington and Shoreditch Housing Association (ISHA)core partnershipStrategic or Co-development Partner · 1 January 2014Housing association partner in the Walthamstow Central Station redevelopment project, contributing to the delivery of affordable housing within the mixed-use scheme.
• Network Railflagship/joint venture parentStrategic or Co-development Partner · 1 July 2008Network Rail is Solum's joint venture partner, owning and providing access to railway land for development. The partnership, formed in July 2008, is designed to attract private investment into the rail network and build much-needed new homes. Network Rail's property division works with Kier Property through the Solum entity to unlock development value from railway-owned brownfield land.
• Kier Propertyflagship/joint venture parentStrategic or Co-development Partner · 1 July 2008Kier Property is Solum's joint venture partner alongside Network Rail, providing development expertise and construction capabilities. The partnership, established in July 2008, generates revenue from redeveloping under-utilised railway land which is reinvested back into the rail network. Leigh Thomas serves as Group Managing Director of Kier Property and Head of Solum.

Scale indicators16 records

Recent moves7 records

Expansion highlights5 records

Broad incumbents

• British Land: UK mixed-use property developer and investor with significant residential and commercial development activities in London. Overlapping customer base (institutional buyers, commercial tenants) but broader portfolio focus.
• Landsec: Major UK mixed-use property developer and investor. Comparable in commercial leasing and mixed-use delivery but operates at much larger scale across retail, office, and residential.
• Lendlease UK: Global developer with significant UK mixed-use and regeneration projects, including partnerships with public sector bodies. Broader portfolio but overlapping capability in complex urban regeneration.
• Barratt Developments: Largest UK housebuilder by volume. Comparable in new-build residential delivery at scale but broader geographic and product mix without Solum's transport-hub specialisation.
• Taylor Wimpey: One of the UK's largest homebuilders with significant operations in the South East. Comparable residential product but focused on standard suburban housing rather than transit-oriented mixed-use.

Direct peers

• Berkeley Group: UK housebuilder focused on brownfield regeneration in London and South East, including mixed-use and transit-oriented developments. Comparable unit types, locations, and customer mix.
• Places for London (TfL Property): Transport for London's property arm developing mixed-use schemes on railway/transport land in London and the South East. Closest analogue to Solum's rail-land-led regeneration model.
• Muse Developments: UK developer specialising in mixed-use regeneration partnerships with local authorities and transport operators, including town centre and brownfield regeneration.
• St Modwen Properties: Major UK regeneration developer converting brownfield and underused land into residential and mixed-use schemes, including around transport hubs. Comparable to Solum's brownfield-led pipeline.
• Urban & Civic (now renamed): Master developer of large-scale brownfield regeneration projects including new towns and garden communities with mixed tenure housing. Comparable brownfield regeneration model.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/SolumUK
• LinkedInlinkedin.com/company/solum-regeneration-lp

Revenue estimate

Valuation estimate

Number of profiles

Profiles8 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 Solum.