The client
Warlies Park House is a Grade II listed mansion in ten acres of parkland at Upshire, Waltham Abbey, a mile from junction 26 of the M25. Its listed buildings have been converted into around 50 private offices, with a Grand Business Lounge, virtual offices and a golf driving range for tenants.
The challenge
Warlies had an enviable problem: once prospects visited, they signed, and tenants stayed for years. But the flow of new enquiries had dried up. The waiting list had all but gone, broker leads had fallen to around one in ten enquiries, and the flagship Stable Block had stood empty for more than six months. Management summed it up in four words: “leads through the door”.
What we did
- On-site discovery (August 2026). A structured questionnaire with the management team set a baseline: occupancy, products, pricing, broker relationships, social channels and lead handling.
- SWOT analysis. Strengths, weaknesses, opportunities and threats, agreed with the owners.
- Third-party listings audit. Every broker site, property portal and on-demand workspace app a prospect might use: 30 platforms in all.
- Online visibility assessment (September 2026). The website, Google Business Profile, Bing, Apple Maps and directory listings, and how the centre shows up when people ask AI assistants for office space nearby.
- Marketing plan with a 90-day programme. Local SEO, listings, referrals, social media and a follow-up standard for every enquiry.
- Entrance sign specification. A larger freestanding sign in the centre’s own colours, designed for a conservation area and planning consent.
- Action tracker. Every recommendation brought into one tracker, each with an owner, a date and a status.
What we found
- More than half the platforms (16 of 30) had no listing for Warlies.
- Five of the 14 existing listings were broken, empty or impossible to find.
- Not one listing showed coworking, virtual offices or the Business Lounge, the low-cost entry products that bring future office tenants through the door.
- Warlies had no presence on any of the four main day-pass and hourly workspace apps.
- Two separate Google Business Profiles were splitting the centre’s reviews, photos and search history, and the services list was incomplete.
What we recommended
- Fix and expand existing broker listings to cover all four products: private offices, coworking, virtual offices and the Business Lounge.
- List on the major unlisted brokers and Rightmove Commercial, and agree commission terms for the Stable Block.
- Use day-pass apps to sell Business Lounge drop-ins and bring prospects on site.
- Merge the two Google profiles, complete the services catalogue, and run a tenant review campaign.
- Build dedicated virtual office and coworking pages targeting towns within 15 miles: Waltham Abbey, Epping, Loughton, Chigwell, Enfield, Harlow and Cheshunt.
- Track the source of every enquiry, and follow up every lead within one working day.
Results so far
The 90-day programme runs into December 2026.
[ADD: enquiry numbers, new listings live and lettings at the 90-day review.]
What the client says
[ADD CLIENT QUOTE, with name, role and permission to publish.]
