01Illustrative candidate · Under review
Norwood High Street, SE27
Approx. £650,000 guide
Freehold property with a vacant shop and two flats above.
The guide and availability must be verified with the agent before relying on this example.
Property sourcing · Occupier matching
The right unit starts with the right fit.
Realty Packaging actively identifies high-street mixed-use shop-and-upper opportunities and packages suitable ground-floor commercial units for occupier review, including potential fits for strong national occupiers such as Greggs. Any fit is subject to verification and the occupier’s own criteria.
Discuss a property Register your criteria Clear fit / careful review
with every material detail visible.
with every material detail visible.
Upper floorsResidential
Ground floorCommercial unit
Prepared forOccupier review
Asset typeHigh-street mixed-use
Ground floorApprox. 1,200–2,000 sq ft preferred
AboveResidential uppers
LocationHigh-footfall formats
01 · What we source
A familiar format, in the right place.
We look for high-street mixed-use properties with a ground-floor shop or commercial unit and residential accommodation above. The format can create a useful starting point for occupier conversations, provided the frontage, access, building, planning position and legal position stand up to review.
Current lensVisible units · strong footfall · practical access
Realty Packaging identifies and packages potential opportunities for review. This is sourcing activity, not a guarantee that any property will be acquired, approved, let or occupied by Greggs.
02 · Greggs location and unit fit
A practical brief, subject to confirmation.
The following is a working sourcing brief only. Current Greggs criteria, planning requirements and the suitability of any particular unit should be confirmed directly with Greggs and the relevant planning authority.
Minimum unit sizeApprox. 900 sq ftIndicative threshold
Preferred formatApprox. 1,200–2,000 sq ftGround-floor unit
Potential locationsHigh streets and paradesShopping parades, transport hubs, retail parks and suburban parades
Location contextStrong footfallVisibility and access matter
Planning positionA3 / Class EVerify with the authority
Reported 2026 targetApprox. 120 new storesCurrent report; may change
Verification point. Greggs is reported as targeting approximately 120 new stores in 2026. This is a reported/current target that may change and should be confirmed directly. A3/Class E suitability, lawful use and any planning consent must also be verified with the relevant planning authority.
Working brief boundary. The summary above is Realty Packaging’s screening lens. It does not replace the published-source review below and is not a statement of universal Greggs criteria.
03 · Published evidence
Greggs requirements — published sources
The published material below is separated from Realty Packaging’s screening assumptions. Each sourced point is subject to change and confirmation by Greggs before reliance.
Verified from published sources
- Sourced · subject to changeMinimum unit size of approximately 900 sq ft; leasehold units sought (Completely Retail).
- Sourced · subject to changeIn-town locations include high streets, shopping centres and travel hubs. Out-of-town locations include retail parks, roadside and industrial lots, and business parks. Supermarkets and suburban parades will also be considered. Greggs is also continuing to expand its drive-through estate (Completely Retail).
- Sourced · subject to changeGreggs is reported as looking to open around 120 net new stores in 2026, having acquired 100 new shop locations in 2025, and operates around 2,700 locations with stated potential for over 3,000 UK stores in the long term. A smaller “bitesize Greggs” format is being trialled for locations with limited space (Completely Retail).
- Sourced · subject to changeFrom the interim results for the 26 weeks ended 27 June 2026: 2,773 shops trading as at 27 June 2026, of which 627 are franchised; 65 shops opened and 31 closed in the half, giving 34 net new openings; the company now expects around 100 to 110 net new shop openings in 2026; it continues to assess catchment opportunities supporting capacity for at least 3,500 shops; four “bitesize Greggs” shops have opened with four more expected in the second half; “Greggs Express” self-service trials are under way with a franchise partner; 62% of new openings excluding relocations were in areas with no other Greggs shop within a mile, and where a Greggs was already within a mile the transfer of sales from existing shops averaged less than 5%; over half of new openings were in sites such as petrol forecourts, supermarkets, retail parks, hospitals and university campuses; and Greggs describes itself as “a trusted brand offering a strong covenant to landlords and franchise partners”.
- Sourced · subject to changeThe Requirement List London & South East page is linked below, but specific requirement detail on that page could not be extracted for this review. Read it directly at source and confirm its current criteria before reliance.
Our screening assumptions, not Greggs criteria
- Realty Packaging assumptionA working preference for ground-floor commercial units broadly in the 900–2,000 sq ft range within the London and South East focus.
- Realty Packaging assumptionA working preference for freehold shop-and-upper assets with at least two residential uppers, noting that published Greggs requirements refer to leasehold units, so a freehold asset would need an occupier-appropriate leasing route.
- Realty Packaging assumptionA working assumption that hot food or food-to-go uses will require extraction, ventilation, servicing and hours to be assessed, and that lawful use or a change of use may be required.
- Realty Packaging assumptionA working assumption that footfall, visibility, access, delivery arrangements, ceiling height and power supply materially affect occupier fit.
These are Realty Packaging working assumptions for screening only. They are not published Greggs requirements and are not approved by Greggs.
Published sourcesThe Requirement List — Greggs London & South East Completely Retail — Greggs looks for new sites in expansion push Greggs interim results — RNS, 29 July 2026
Important boundary. Greggs is a target occupier with a published property requirement, not a party to any deal. No property on this page is Greggs-approved, and nothing here states or implies that Greggs has expressed interest in any property. All listings require independent confirmation of availability, planning, use, extraction, access, parking, servicing, rates, EPC and building condition. Capital is at risk; no returns are guaranteed.
04 · Investor / occupier context
Why an occupier target matters to a mixed-use investor.
A nationally recognised food-to-go occupier can be relevant to a mixed-use commercial investor because trading format, visibility and covenant considerations may influence how a shop-and-upper asset is assessed. These are strategic reasons to test the fit, not assurances about any particular property or occupier outcome.
Shop and upperRealty Packaging’s mixed-use model pairs an established or target commercial ground-floor occupier with residential accommodation above. The property still needs to stand on its own evidence.
Potential de-riskingGenuine occupier demand may make an asset easier to let, refinance or exit, but this is potential only and is never assured.
Screening disciplineScreening considers price, tenant rent payments (not lease payments), gross yield, finance sensitivity, deposit and monthly cash flow before an investor decides whether to proceed.
Target status. Greggs is an identified target occupier with a published requirement, nothing more. Greggs has not agreed to occupy, is not stated to be in discussions about, and has no stated interest in any candidate property on this page.
05 · Candidate properties identified so far
Illustrative opportunities under review.
These examples are being considered as potential mixed-use formats and are presented for discussion only. They are not guaranteed lettings, Greggs-approved sites or evidence of any relationship with Greggs. The previously noted 259 Kingsland Road entry is consolidated in the Rightmove review below.
02Illustrative candidate · Under review
32 Gray’s Inn Road, WC1X
Vacant newly refurbished
Ground- and lower-ground-floor E-class unit within a larger freehold block.
All details require confirmation, including whether the configuration and planning consent meet any occupier criteria.
06 · Additional public-listing examples
Potential Rightmove matches — under review, not Greggs-approved.
These are public portal listings noted during desk research; listing links on property portals are frequently removed or updated once a unit is let or withdrawn; link availability was checked on 29 September 2026 and the result is recorded against each entry; none of these listings has been verified with the relevant agent, none has been contacted, and none is approved by or connected to Greggs.
01Potential format/size fit — not Greggs-approved
259 Kingsland Road, London E2
Freehold, reported vacant ground-floor commercial unit of approximately 1,675 sq ft with three one-bedroom flats let at £49,200 per annum. Agent: Winkworth Development & Commercial.
Link status 29 September 2026: Could not be opened; treat as a historical, previously noted listing. The reported details, availability and any Greggs fit are unverified.
02Low fit / requires further verification
Holloway Road, London N7
No further detail was available at review; no listing detail could be verified for this entry.
Link status 29 September 2026: Could not be opened; treat as a historical, previously noted listing. No listing detail could be verified for this entry.
03Low fit / requires further verification
720b–722b Old Kent Road, London
No further detail was available at review; no listing detail could be verified for this entry.
Link status 29 September 2026: Could not be opened; treat as a historical, previously noted listing. No listing detail could be verified for this entry.
04Potential format/size fit — not Greggs-approved
High Street, West Wickham
Commercial unit of 1,301 sq ft, offers in excess of £600,000, sold with vacant possession, A1 retail unit on the ground floor with two floors of storage/residential space above, rear parking, described development potential subject to planning permission. Agent: Coady Phillips, Bromley.
Link status 29 September 2026: Link opened and showed the property as SOLD STC. It is not available; retained only as a format, size and value reference.
05Potential format/size fit — not Greggs-approved
Roman Road, London E3
Ground floor and basement unit of approximately 900 sq ft, offered in shell-and-core condition at £2,000 per month / £24,000 per annum, Use Class E, secure rear access via a private service road with electric gates, new full repairing and insured lease with a minimum of five years, situated on Roman Road Market and directly opposite a Costa Coffee. Agent: Look Property Services.
Link status 29 September 2026: Link opened and showed the unit as LET AGREED. It is not available; retained only as a format and size reference. At approximately 900 sq ft it sits at the published minimum.
06Low fit / requires further verification
Unit 3, Warehaus, Sidworth Street, London E8
No further detail was available at review; no listing detail could be verified for this entry.
Link status 29 September 2026: Could not be opened; treat as a historical, previously noted listing. No listing detail could be verified for this entry.
07Low fit / requires further verification
Unit 1, Empress Works, London E2
No further detail was available at review; no listing detail could be verified for this entry.
Link status 29 September 2026: Could not be opened; treat as a historical, previously noted listing. No listing detail could be verified for this entry.
Rightmove review note. Inclusion is not an endorsement, valuation, availability statement or indication of Greggs interest. None of these listings has been verified with the relevant agent or contacted, and all reported details require independent verification.
07 · Realty Packaging’s process
01Source
02Screen
03Due diligence
04Package
05Investor decision
A sequence for clearer decisions, not a promise that Greggs will take a site, that an introduction will be recognised or that any opportunity passes every stage.
08 · Four Pillars due diligence
A sound opportunity has more than a strong frontage.
Every potential match is considered in context. These four pillars keep the conversation grounded before an occupier team spends time on the detail.
Lease structures and title/income
Title, tenure, lease terms, rent, breaks, repairing obligations and existing income, all subject to document review and confirmation.
Planning and lawful use
Planning position, lawful use and the A3/Class E position, including any consents or constraints that may affect the proposed operation.
Building condition and refurbishment/capex
Condition, configuration and the refurbishment, capital expenditure and practical works needed to bring the unit forward responsibly.
Operational compliance
Fire, accessibility, services, extraction and ventilation, licensing, servicing, customer movement and practical fit-out requirements.
09 · Site criteria note
The unit matters as much as the building.
The approximately 900 sq ft figure is a published minimum reference, not a guarantee of fit. For a food-to-go use, the practical constraint is the unit’s configuration: frontage, visibility, access, servicing, extraction, ventilation, power, ceiling height and planning position all need to be assessed.
Format caveat. A building-size match does not establish occupier suitability. Lawful use, change of use, extraction, servicing, access, parking, utilities and planning feasibility must be assessed before treating a unit as a credible Greggs opportunity.
10 · Compliance & Trust
Professional in the detail.
These are Realty Packaging company credentials that support a careful, accountable process.
Registered company No.16994178
HMRC AMLXMML00000218039
Property OmbudsmanT13836
ICO00013026521
Professional Indemnity InsuranceCompany credential
These credentials do not represent FCA authorisation or regulated financial advice. Information is provided for general information only and is not financial, tax or legal advice. Any investment carries risk, including the risk of capital loss.
How to submit a site
Make the first review useful.
Agents and owners can send site information to support@realtypackaging.co.uk. Please provide enough detail for an initial evidence-led screen:
- Address
- Tenure
- Floor areas
- Frontage
- Planning / use class
- Extraction / ventilation details
- Parking / access
- Servicing / delivery arrangements
- Rates
- EPC
- Availability / offer status
Sources checked / last reviewed
A register worth keeping current.
Last reviewed: 29 September 2026.
- The Requirement List — Greggs London & South EastSupports the London and South East published requirement route. The page was linked, but specific requirement detail could not be extracted for this review; read it directly and confirm current criteria.
- Completely Retail — Greggs looks for new sites in expansion pushSupports the approximately 900 sq ft minimum, leasehold focus, location types, drive-through expansion and reported expansion context.
- Greggs interim results — RNS, 29 July 2026Supports the 27 June 2026 shop count, franchised estate, openings and closures, 2026 outlook, 3,500-shop capacity, new formats, catchment evidence and covenant wording.
- Rightmove — 259 Kingsland Road, London E2Link status 29 September 2026: could not be opened; historical, previously noted listing. Reported format and size details require independent verification.
- Rightmove — Holloway Road, London N7Link status 29 September 2026: could not be opened; historical, previously noted listing. No listing detail could be verified.
- Rightmove — 720b–722b Old Kent Road, LondonLink status 29 September 2026: could not be opened; historical, previously noted listing. No listing detail could be verified.
- Rightmove — High Street, West WickhamLink status 29 September 2026: opened and showed SOLD STC. Not available; retained only as a format, size and value reference.
- Rightmove — Roman Road, London E3Link status 29 September 2026: opened and showed LET AGREED. Not available; retained only as a format and size reference.
- Rightmove — Unit 3, Warehaus, Sidworth Street, London E8Link status 29 September 2026: could not be opened; historical, previously noted listing. No listing detail could be verified.
- Rightmove — Unit 1, Empress Works, London E2Link status 29 September 2026: could not be opened; historical, previously noted listing. No listing detail could be verified.
Property sourcing · Occupier matching
Bring us the unit worth a closer look.
For property sourcing and occupier-matching enquiries, contact the team directly.
Important information
Information is for general discussion only. Candidate details, prices, availability, planning status, sizes, rents and occupier requirements can change. No Greggs endorsement, appointment, agency relationship, exclusivity, acquisition, planning consent, lease, valuation, income or return is guaranteed. Independent legal, planning, property, tax and financial advice should be obtained before relying on this information.