Commercial and residential spaces to let within a beautifully restored Victorian factory complex — set in a private cul-de-sac in the heart of De Beauvoir.
We build your space around your business — tell us what you need and we deliver it before you move in.
Boris Factory is a rare collection of Victorian industrial buildings sensitively converted and extended into a curated mix of commercial, light industrial and residential spaces. Set within a private gated courtyard in De Beauvoir — one of London's most sought-after urban villages — the development brings together heritage character with low-carbon, contemporary specification.
A beautifully restored Victorian mission hall with soaring pitched roof, Clement conservation rooflights and original Crittall-style windows. Open-plan spaces across two floors — ideal for creative, studio or office use.
The centrepiece heritage factory fronting Hertford Road. Stunning arched windows, the iconic "Boris Limited" facade, and three floors of refurbished open-plan commercial space with mezzanine, basement and lift access.
A contemporary new-build in Ibstock Staffordshire Slate Blue brickwork. Exposed services, bare blockwork aesthetic — suited to light industrial, workshop, creative production or tech use. Basement to second floor with passenger lift.
Exposed services, polished concrete floors, full-height windows and generous column grids — ready to be fitted to your exact specification.
Boris Factory is being delivered with tenant input in mind. Whether you need partitioned offices, open studios, a kitchenette, specific M&E provisions or a bespoke industrial layout — we work with you before completion to ensure the space fits your business from day one.
This is a rare opportunity to influence the fit-out of a heritage building before the doors open — avoiding the cost and disruption of post-move alterations.
Tell us which unit you're interested in and give us a brief overview of your requirements — size, use, timescale.
We'll arrange a viewing of the building in progress and sit down to understand exactly what your business needs from the space.
Our team prepares a bespoke fit-out proposal. Costs can be incorporated into the lease terms or agreed separately — entirely flexible.
Your space is delivered to your specification at handover — no delays, no contractor headache, no compromise.
A terrace of six generous 3-bedroom family homes set within the private cul-de-sac courtyard. Each house is arranged over three floors with its own garden and private balcony. Finished in Ibstock Milburn Ashen Brown brick with RAL 7016 anthracite aluminium windows and EuroClad VieZinc cladding.
House 1 (H1) is fully DDA-accessible, featuring a passenger lift, accessible kitchen specification and wheelchair-standard WC.
Computer-generated visualisations showing the quality of specification available across the six terraced houses. Finishes can be personalised for early-committed tenants.
Enclosed within the cul-de-sac, the central courtyard offers a shared amenity space for all residents and occupiers — a rare luxury in N1. Landscaped with planters, benches and cycling infrastructure, it creates the kind of community feel you don't find in ordinary commercial buildings.
Sheffield-style stainless stands + green roof secure shelters throughout the site
Stoke benches by Bailey Street Scene, flower beds, limestone paving and planters
Separate residential and commercial refuse areas with dedicated access
Platform lift, level access routes, accessible WCs in all commercial blocks
Extensive photovoltaic arrays across Block B and C green roofs — reducing energy costs and carbon emissions. Block C and the Houses carry full solar panel arrays.
Living sedum green roofs with integrated PV panels on Blocks B and C. Air source heat pumps throughout — no gas connections across the entire development.
Blocks A and B feature new Welsh slate roofs with Clement Conservation rooflights — flooding the upper floors with natural light. Good EPC ratings across the development.
Boris Factory sits on Hertford Road at the edge of De Beauvoir Square — one of London's most distinctive residential areas, nestled between Dalston, Islington and Hackney. The area is known for its independent restaurants, studios and creative businesses, making this an ideal location for forward-thinking occupiers.
~8 min walk — London Overground, direct to Shoreditch, Whitechapel & beyond
~15 min by bus — Northern & Victoria lines
Routes 21, 76, 149 on Kingsland Road — City, Liverpool Street & King's Cross
All units are price on application. Contact us directly or complete the form below and we will be in touch promptly.