_The inevitable shift: ESG's role in guiding listed buildings towards residential conversion

The ESG challenge 

As stricter ESG regulations - particularly those addressing energy efficiency - become more prevalent, listed buildings in Central London are struggling to meet modern standards. These historic structures often have poor insulation and outdated heating systems, which results in high energy consumption and increased operational costs. Due to their protected status, significant renovations that could improve energy efficiency are often restricted or prohibited, leaving property owners facing a dilemma. The result has been a shift away from these buildings by commercial tenants, who are prioritising properties that meet higher ESG standards. 

The commercial dilemma 

The demand for listed buildings in the commercial sector is rapidly declining. Achieving the necessary Energy Performance Certificate (EPC) ratings is increasingly difficult and costly, presenting a significant hurdle to ESG compliance. The design constraints of historic buildings also make it challenging to adapt to modern workplace demands, such as open-plan layouts, state-of-the-art technology, and amenities. The financial burden of maintaining and upgrading listed properties often outweighs the potential commercial returns, leading many businesses to seek out more efficient and flexible spaces. 

A natural transition 

As commercial viability decreases, the conversion of these buildings into residential spaces emerges as a logical, and often the only, solution. While commercial tenants may be deterred by the limitations of listed buildings, residential buyers often value their unique historical charm. Residential use also offers more opportunities to address energy efficiency challenges without compromising the integrity of the buildings. Additionally, many of these structures were originally built as homes, making the shift back to residential use a return to their original function. 

A surge in conversions 

The government's decision in March to lift the 1,500 sq m cap on commercial-to-residential conversions has accelerated this shift in the property market. Knight Frank's analysis of Molior London data reveals that applications for office-to-residential conversions surged to 3,272 between mid-March and mid-November 2024—an increase of nearly 60% compared to pre-pandemic levels. Large-scale conversions are now spreading across 12 London boroughs, marking a significant transformation in how commercial spaces are being repurposed for residential use. 

Real-life examples 

The trend is already taking shape in high-profile conversion projects. The historic Old War Office in Whitehall is being transformed into luxury residences and a hotel. Similarly, 55 Broadway, formerly the headquarters of London Underground, is slated for residential conversion. Blythe House, a former museum storage facility in West London, is also shifting toward residential development after commercial options proved unviable. In central London, One Bessborough Gardens—once an MI5 spy school—will be turned into 53 homes by Firethorn Trust. Large-scale residential conversions are also underway in various boroughs, signalling a growing trend. 

Wider implications 

This trend isn’t confined to Grade II listed buildings. We’re also seeing religious, educational, and charitable institutions offload properties they can no longer afford to maintain. Similarly, historic government buildings are being earmarked for disposal as public sector bodies look to reduce costs and improve efficiency. Local authorities, moving out of expensive historic properties, are creating new opportunities for residential developers. 

The road ahead 

For investors and developers, this shift presents both challenges and opportunities. Collaborating with preservation experts and local authorities is key to successfully navigating the complexities of listed building conversions. Additionally, investing in technologies that enhance energy efficiency while preserving the historic features of these buildings will be crucial. With the removal of size restrictions, larger, more ambitious conversion projects are now possible, opening up exciting new possibilities. 

As ESG standards continue to tighten, this trend is expected to gain momentum. For forward-thinking investors and developers, there’s a unique opportunity to revitalise London’s architectural heritage while addressing the city’s housing shortage. By repurposing existing structures, rather than constructing new ones, this approach not only helps to meet housing demand but also supports broader ESG objectives. 

To explore how ESG considerations are shaping the future of listed buildings and residential development, get in touch with Nick Parr today, or contact another member of our team for expert insights and tailored advice.