Manchester on the Map: Why the City Works for Occupiers

When it comes to offices in Manchester, Richard Wharton has seen the market evolve from every angle, or rather, every square foot.

Richard Wharton - Office Agent, Director at JLL

As Director at JLL and a leading agent with decades of experience shaping the city’s office market, Richard has worked through booms, downturns, and everything in between.

But now, he says, the shift isn’t just cyclical — it’s structural.

“It’s a thoughtful market now. But that’s a good thing. The spaces that succeed are the ones that deserve to.”

In a city where glass towers sit a few streets from heritage landmarks, Richard believes Manchester’s greatest strength is its balance, and the occupier is firmly in the driver’s seat.

From Agent to Adviser

The role of the agent has changed. Floor plans and square footage still matter, but they’re no longer enough.

It’s not about headcount anymore. It’s about culture, identity, and brand. What kind of business do you want to be, and what does your office say about that?

“That’s where the value is now, not in transactions, but in the thinking behind them.”

The pandemic didn’t kill demand; it clarified it.

Now, Richard’s clients want strategic guidance. How do they attract talent? How do they embed ESG? How do they stand out in a competitive market?

Mapping Manchester: A City of Choice

When Richard meets with occupiers, he doesn’t just talk through options; he maps them out. Literally.

He points to King Street, once the heart of Manchester’s Central Business District (CBD). Then came Spinningfields, Barbirolli Square, and St Peter’s Square, followed by the rise of fringe districts like First Street, Castlefield, NOMA, and the Northern Quarter.

“Occupiers can get everything from a 50,000 sq ft self-contained option in Spinningfields or 1,500 sq ft in a quirky, listed building in the Northern Quarter. There’s something for everyone. Manchester caters for all budgets and tastes.”

Each area brings something distinct. St Peter's Square has become a civic hub, alongside attracting large corporations, including JLL. NOMA and New Bailey link into transport and new mixed-use developments. First Street mixes culture and workspace, while Castlefield offers heritage charm with a professional edge.

Manchester City Centre

Market Trends: Quality, Purpose, and Flexibility

The market hasn’t gone quiet, it’s gone selective.

“Demand is still there, but it’s sharper,” Richard explains. “Occupiers want more, and they’re clearer on what they won’t compromise on.”

Here’s what’s shaping current demand:

• Flight to Quality: Businesses are still moving, but chasing excellence. Some are upsizing after growth, while others are right-sizing, but all are prioritising the best space available.

• Sustainability: With buildings responsible for nearly 40% of global carbon emissions, occupiers are aligning their real estate with public net-zero carbon goals. Energy performance and accreditations are no longer optional.

• Flexibility: Shorter leases, break clauses, expansion options. Occupiers want flexibility baked in.

• Landlord-Occupier Collaboration: Landlords want saleable assets with long-term ESG credentials. Occupiers want operational performance. A collaborative mindset is now essential.

The advent of hybrid working has forced landlords and occupiers to get creative. Landlords seek attractive occupiers, and occupiers seek excellent workplaces to attract and retain talent.

“It’s no longer just: here’s your office. Now it’s: here’s your lifestyle.”

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What’s Next?

The biggest question on the horizon isn’t demand — it’s supply.

Manchester is facing a development slowdown with no new office schemes currently under construction.

St. Michael’s and Circle Square are set to reach practical completion imminently, along with The Island, where Virgin has pre-let 50,000 sq ft.

But after that? Nothing.

“There’s nothing else on the construction list,” Richard explains. “When occupiers start looking for those big, shiny floorplates, we won’t have any.”

Though some space will still come to market with a handful of refurbished floors here and there, the new Grade A development era is stalling.

For now, the economics of construction just don’t stack up. And while future refurbishment projects may gain momentum, the city’s development pipeline has hit a pause.

That pause is more than a blip — it could reshape the dynamics of the Manchester market.

Occupiers may be forced to compromise on quality or stay put. Refurbishments might become the new frontier.

Whether this will skyrocket prime rents for the highest quality stock or curve demand. The outcome? Unclear.

“I’ll report back in three years,” Richard laughs.