By Katherine Croom, Managing Director, Sorbon Estates - Ambassador Member of Buckinghamshire Business First

The 2025 South-East Office Market report from Lambert Smith Hampton shows a clear shift in occupier behaviour across the South East, with companies rethinking their office needs and location strategies in response to hybrid working and changing employee expectations. No longer tied to daily commutes into the capital, many organisations are choosing locations that better reflect how their teams live and work.

One of the most important factors driving this change is transport. According to the report, transport accessibility is the single biggest influence on business location decisions, scoring 4.4 out of 5 among surveyed occupiers. For towns across Buckinghamshire and the wider Thames Valley, this is a significant advantage. Fast rail links into London and strong road connections mean that businesses can maintain access to the capital while offering employees shorter, more manageable journeys.

At the same time, companies are rethinking how much space they actually need. Around 42% of organisations have reduced their office footprint over the past five years, contributing to an overall reduction of roughly 20% in occupied space. Rather than large, centralised headquarters, many firms are opting for smaller, better-located offices closer to where their employees live. A total of 71% of organisations now say they are satisfied with their current space, suggesting that many have successfully adapted to this new model.

Different ways of working

This isn’t simply about downsizing, however. Businesses are also placing greater emphasis on quality. Offices that offer a variety of environments to support different ways of working - from collaboration to quiet focus - are now among the top priorities, scoring 4.0 out of 5 in importance. This is driving demand for high-spec, flexible workspaces across the South East, with prime office rents rising by an average of 25% in recent years as a result.

Sustainability and running costs are also becoming increasingly important considerations. Businesses are placing greater emphasis on EPC ratings and energy-efficient buildings, recognising the long-term operational savings and environmental benefits they can offer. At the same time, occupiers increasingly want amenities both within and around the workplace. Access to local shops, restaurants and leisure facilities, alongside high-quality onsite facilities, is becoming an essential part of the modern office offer. The office is now viewed as more than simply a place to work; it is a destination that supports collaboration, wellbeing and company culture.

Prioritising the work/life balance

Alongside connectivity and workspace quality, lifestyle is playing an increasingly important role in business decision-making. Access to nearby shops, restaurants and leisure facilities scored 3.9 out of 5 in importance, reflecting a growing recognition that work/life balance is not just a personal priority, but a business one too. The Home Counties offer an attractive proposition in this respect, combining desirable places to live, green spaces and strong local infrastructure with proximity to London.

Buckinghamshire in prime position

Despite wider economic uncertainty, the South-East office market remains resilient. There is currently around 1.8 million sq ft of active large-scale office requirements across the region, with many businesses seeking well-connected locations outside central London. For Buckinghamshire, this presents a significant opportunity. Towns such as High Wycombe, Marlow and Aylesbury are increasingly well placed to benefit, offering the connectivity businesses need alongside the lifestyle their employees are looking for.

What we’re seeing at Sorbon Estates is not a move away from London entirely, but a rebalancing. Businesses are no longer choosing between the capital and the regions, instead they are looking for the best of both. For that reason the Home Counties stand out as a natural choice, offering global connectivity alongside a more sustainable, balanced way of working.

As companies continue to adapt, places like Buckinghamshire are not just keeping pace, instead they are becoming central to the future of business in the UK.

By Katherine Croom, Managing Director, Sorbon Estates - Ambassador Member of Buckinghamshire Business First