The real story behind Kingston’s vacant units: Growth, opportunity, and evolution
Every vacant unit sits somewhere on a spectrum — planned for development, let but not yet trading, under offer, genuinely available. A shuttered shopfront can mean a dozen different things, and most of them have nothing to do with decline.
It is important to look at the facts behind the vacancies in Kingston’s town centre. Since the start of 2026, we have welcomed 16 new businesses, helping to maintain our vacancy rate (8.1% in June) well below the national high street average of 13.4%. And even this figure hides a complex picture. 16% of the 43 vacant units we have in Kingston Town Centre are part of a development, and 19% are let, but not currently occupied. Plus 26% are under offer, so will hopefully find their perfect tenant soon.
We also know that statistics don’t capture the full picture of public perception. As Simon Cuckow, Centre Director of the Bentall Centre, noted: “People tend to notice the empty units or hoarded shopfronts, but they often overlook all the exciting new openings happening around them.”
The reality is that churn is the natural rhythm of a dynamic town centre. While it takes time to secure the right tenants and complete fit-outs, the momentum is undeniable. We are seeing a shift where Kingston is evolving into more than just a shopping destination; it is becoming a “multi-functional social hub.” As Simon observed, the demand from retailers speaks for itself: “Retailers want to be here because they see the opportunity and the long-term potential.”
Here is the full interview with Simon:
For anyone who hasn’t visited Kingston in a while — what would surprise them most if they came back today?
“I think what would genuinely surprise visitors returning to Kingston is just how exceptional our retail offering has become in Kingston. Whether you’re browsing the high street or exploring the Bentall Centre, the calibre of brands on offer is truly impressive. We’re talking Central London high-street names, without the need to go into central London!
But what really excites me is that Kingston has evolved into so much more than just a shopping destination. It’s become a fantastic full day out for families and visitors. You’ve got the beautiful river setting, you’re just a scenic walk away from the historic Hampton Court Palace, and the Restaurant scene is thriving with an incredible array of restaurants to suit every taste.
Kingston really does offer that perfect blend of retail excellence, riverside charm, and rich heritage. It’s such a vibrant, diverse destination now, and I think that’s what catches people by surprise when they visit!”
Be honest — what’s your go-to place for lunch in Kingston?
“I’m a grab-and-go person, so I keep it simple! My usual is a meal deal from either Waitrose or Boots. If it’s Friday though, I’ll treat myself to a pasta meal from M&S that’s my little end-of-week indulgence!“
We’re seeing new brands, independents and experiences opening up — what does that say about confidence in Kingston?
“Confidence in Kingston is really strong right now. We’re a highly desirable location, and that’s reflected in the number of retailers actively seeking space in our premium areas. Brands know that trade here is buoyant and that being part of Kingston’s town centre means joining a respected, thriving retail community. The demand speaks for itself, retailers want to be here because they see the opportunity and the long-term potential.”
What are businesses looking for today — and why is Kingston still attracting them?
“Businesses today, whether they’re expanding or entering the new markets, are looking for proven, reliable locations with a strong track trading records. Kingston ticks those boxes perfectly. We offer consistent year-on-year retail growth and a desirable location with an established customer base.
Since COVID, businesses have become understandably more cautious about where they invest. They’re looking to minimise risk and protect both their capital and brand reputation, which is why established town centres like Kingston continue to attract them. We offer that confidence and stability they’re seeking in today’s market.”
Kingston has a relatively low vacancy rate compared to other towns, but there’s still a negative perception amongst some about the number of vacancies we have. What’s your view?
“Perception is interesting, isn’t it? People tend to notice the empty units or hoarded shopfronts, but they often overlook all the exciting new openings happening around them. The reality is that when one business closes, it can take time to secure the right tenant, complete fit-outs, and get a new business ready to open, but that doesn’t mean nothing’s happening!
Just look at what we’ve achieved this year alone. We’ve welcomed a brand new Sports Direct store in the Market Square, Urban Fun has transformed the former Wilko unit, and Chicken-fil-A taking over the old bank building, which has brought fresh energy and footfall to the far end of Clarence Street. And I haven’t even mentioned the fantastic Dunelm store and Popeyes, which are incredible additions to Clarence Street!
In the Bentall Centre, we’ve also seen real momentum building since late last year, with Pure Soul and Crew Clothing both opening in December. With Stradivarius scheduled to open at the end of September now alongside the recent opening of Randox Health, Spire Doctors clinic and a new Lola’s Cupcakes Kiosk in the mall space, we’re setting ourselves up for a brilliant Christmas trading period across the centre and the wider town.
The truth is, Kingston’s retail landscape is constantly evolving and improving. Yes, there will always be some vacancy at any given time. That’s the nature of retail but the quality and calibre of brands choosing Kingston speaks volumes about our strength as a destination.”
What makes Kingston different from a typical shopping destination?
“Kingston offers something truly unique vs other Town Centres, it’s not just about shopping, it’s about the complete experience. We have an exceptional retail and leisure mix that goes far beyond what you’d find in a typical town centre.
What really sets us apart is our incredible riverside setting along the Thames and our proximity to the historic Hampton Court Palace. You can combine world-class shopping with a stroll by the river, catch a show at one of our theatres, explore centuries of heritage, or simply relax at one of our many riverside restaurants and cafés.
We’ve created a destination where families, couples, and visitors can enjoy a full day out, blending culture, leisure, dining, and shopping, all without needing to travel into central London. It’s that rich variety and sense of community that makes Kingston feel special and keeps people coming back. We’re a place where history meets modern lifestyle, and that combination is hard to find elsewhere.”
Kingston seems to have a real mix of national brands and independents — why does that balance matter?
“That balance is absolutely crucial for a vibrant, diverse town centre like Kingston. It’s what keeps the destination fresh and appealing to different audiences. National brands provide the anchor and familiarity that draws people in, while independents offer uniqueness, character, and something you can’t find everywhere else.
Achieving that balance isn’t always easy, especially if retailers aren’t interested in your location. We’re fortunate that Kingston attracts strong interest from both sides. National brands see us as a prime location, which then creates opportunities to curate a compelling retail mix by bringing in independent retailers alongside them. It’s that combination that creates a richer shopping experience and gives Kingston its distinct personality. We’re not just another clone town, and that matters to our community and visitors alike.“
What role do places like the Bentall Centre play in helping the wider town thrive, not just retail?
“The Bentall Centre is woven into Kingston’s fabric, it’s a historic landmark that holds a special place in the hearts of generations who’ve grown up shopping here. But our role goes well beyond nostalgia. We’re a major footfall driver for the town centre, bringing visitors who then explore the wider high street, enjoy the riverside, visit our restaurants, and experience everything Kingston has to offer.
To fulfil that role effectively, we need to continually evolve. We’re refreshing our fashion retail mix and developing our leisure and entertainment offerings to stay relevant for the next generation of shoppers. It’s about making gradual, thoughtful changes that keep the centre feeling fresh and current without losing what makes it special.
Critically, this can’t happen in isolation. What we do in the Bentall Centre needs to complement and enhance what’s happening across the wider town centre. That’s where partnerships like the one with the BID become essential; they’re the vital link that keeps everyone working together toward a shared vision. When the Bentall Centre thrives, it creates a ripple effect: more footfall, longer dwell times, increased spending across the town, and a stronger overall destination. We succeed together.“
What are you most excited about coming to Kingston over the next year?
“There’s so much to be excited about! We’ve got some really fantastic projects in the pipeline for next year. We’re investing in improvements to the link bridge and car parks to make sure they’re looking their absolute best, and we’re adding new cycle storage facilities too. It’s all about enhancing that visitor experience from the moment people arrive.
But what really gets me excited is the retail line-up we’re working on. We’re committed to staying current and relevant, so a big focus next year will be welcoming some brilliant new brands to Kingston and making sure they have everything they need for a strong, successful launch. There’s genuine momentum building, and I can’t wait to see these new retailers become part of Kingston’s story. It’s going to be a dynamic year, and I think people are going to love what’s coming!”
Are there any trends you’re seeing that make you confident about the future of town centres?
“I was asked something similar earlier this year, and my answer remains the same as I’ve seen it happening more and more. I’m seeing a real cultural shift, particularly among younger shoppers. They seem to be moving away from purely online shopping and rediscovering the joy of browsing in person. There’s a genuine appreciation for the physical experience touching fabrics, trying on clothes and shoes, and making more considered purchasing decisions.
What’s equally encouraging is how they’re using the town centre as a social destination. They’ll shop across multiple brands, then meet friends for a matcha or grab a light bite, sit down, and just catch up. It’s that blend of retail and social experience that makes town centres relevant again.”
Get involved
If you are interested in supporting our work on vacancy in Kingston Town Centre, please get in touch. We are often contacted by start ups and meanwhile use organisations, and we are eager to hear from landlords and stakeholders who want to help us shape the future of our town centre.
Kingston’s evolution is a collective effort, and we look forward to continuing to build this thriving destination with you.
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