Places for London

Places for London is the property-owning and development arm of Transport for London (TfL), the public body responsible for London's transport network. The organisation was established in 2015 under the name TTL Properties Limited and was rebranded as Places for London in 2023 as TfL expanded its programme of housing and place-making on transport-owned land. The organisation's role is to manage and develop TfL's extensive land portfolio rather than simply dispose of sites that are no longer required for operational purposes. As of 2024, Places for London owned or managed more than 5,500 acres of land across London, making it one of the capital's major landowners. Its portfolio includes land around Underground and railway stations, bus garages, construction compounds, car parks, former operational sites and other property connected with the transport network. Its principal development objective is to help deliver approximately 20,000 new homes across London by the 2030s, with roughly half intended to be affordable housing. Projects are generally undertaken with private-sector developers, housing associations, institutional investors and other property companies. The development model allows TfL to retain an interest in land and benefit from rental income, development returns or other long-term value, while partners provide much of the financing, construction and development expertise. The portfolio includes build-to-rent schemes near stations, affordable housing, private residential developments, offices, retail and leisure space, student accommodation and light-industrial premises. Notable schemes include housing at Arnos Grove, Cockfosters, Kennington, Nine Elms and Southall; office projects at Bank, Paddington and Bond Street; and larger regeneration proposals at Edgware, Limmo Peninsula and the former Earls Court exhibition-centre site. Places for London has worked with developers and partners including Grainger, Helical, Barratt London, Ballymore, A2Dominion, Landsec, Delancey, Notting Hill Genesis and Native Land. The organisation's strategy reflects a broader shift in the way transport authorities use property assets. Historically, TfL and predecessor bodies often sold land when it was no longer needed for transport operations. Places for London instead seeks to use land development to create recurring income and wider public benefits, including housing, commercial activity and improvements around stations. TfL has described the approach as comparable in principle to the Rail plus Property model associated with Hong Kong's MTR Corporation, where transport infrastructure and property development support one another financially. Places for London's work is closely linked to London's planning system and to public policy debates about housing density, affordable housing, station redevelopment, transport funding and local community impacts. Some proposals have attracted controversy, particularly developments on existing station car parks. A plan for housing on the car park at Cockfosters Underground station, previously blocked during the Johnson government, was approved in 2024 under the Starmer government. By the end of 2025, the reference material reported that more than 1,600 homes had been completed and more than 3,300 were under construction. The organisation remains active and is intended to reinvest profits generated from its property activities into London's transport network.

Places for London originated in 2015 as TTL Properties Limited, a property company established within the Transport for London group. Its creation reflected TfL's interest in managing its landholdings as strategic assets rather than treating surplus property primarily as a source of one-off disposal proceeds. TfL and its predecessor authorities had historically sold land once it was no longer required for transport purposes; an often-cited example is the sale of 55 Broadway for £120 million. The Places for London model sought to retain greater control over suitable sites and capture longer-term value through development and income generation. The organisation's land portfolio is unusually connected to transport infrastructure. It includes sites around Underground stations, railway facilities, bus garages, car parks and areas temporarily used for major transport construction projects. This creates opportunities to add housing and commercial uses close to public transport, but it also brings planning and community challenges. Proposals can affect station access, parking provision, local density and the appearance of established neighbourhoods. In 2023, TTL Properties was rebranded as Places for London. The new identity accompanied a more visible housing and place-making strategy. TfL set an ambition to facilitate approximately 20,000 homes across London by the 2030s, with about half expected to be affordable. The organisation has generally pursued partnerships rather than acting as a wholly standalone housebuilder. Developers, housing associations and property investors contribute capital, development expertise and delivery capacity, while TfL and Places for London contribute land and public-asset oversight. The development programme has included build-to-rent projects with Grainger at Arnos Grove, Cockfosters, Kennington, Nine Elms and Southall. Other partnerships have covered offices above station entrances, student accommodation, affordable homes, retail and leisure space, and larger urban-regeneration schemes. Helical has been associated with office-led projects at Bank and Paddington, while Barratt London has worked on residential schemes at High Barnet, Wembley Park and Bollo Lane. Ballymore has been identified as a partner for major schemes at Limmo Peninsula and Edgware. Additional projects involve housing associations and regeneration specialists. A significant part of the strategy is the reuse of land that had served a temporary transport purpose. Sites used for construction of the Northern Line Extension, Crossrail or other infrastructure can be returned to productive use after construction ends. Examples include Kennington, Southall and Fenwick South. This approach can increase housing supply without requiring wholly new greenfield land, although the planning process remains complex. In February 2023, Network Rail announced a partnership with Places for London to explore the development of Network Rail land for housing. The arrangement broadened the organisation's potential role beyond TfL's own landholdings and reinforced the concept of combining transport-related property assets with housing delivery. The proposed development at Cockfosters became a prominent planning issue. The scheme would place 351 homes on the existing car park beside Cockfosters Underground station. The proposal had previously been blocked under the Johnson government but received approval in September 2024 under the Starmer government. Its progression illustrated both the policy support for station-led housing and the opposition that can arise when transport land is redeveloped. Completed schemes listed in the reference material include Beechwood Mews, completed in 2022; Blackhorse Road, completed in 2023; Fenwick South and Bond Street, completed in 2025; and Barkingside, listed as completed in 2026. The same material reported that, by the end of 2025, more than 1,600 homes had been completed and more than 3,300 were under construction. Places for London is also intended to support TfL's finances. Profits and income from development can be reinvested in the transport network, providing a potential long-term revenue stream at a time when public transport authorities face pressure on operating and capital budgets. TfL has linked the model conceptually to the Rail plus Property approach used by Hong Kong's MTR Corporation. Future possibilities include development above stations associated with a potential Bakerloo line extension, although implementation of that extension has been placed on hold because of financial pressures following the COVID-19 pandemic. The organisation's continuing role therefore combines public-land stewardship, housing delivery, urban regeneration and transport finance.

1. 2025Fenwick South and Bond Street completed

   The reference material lists completion of the Fenwick South affordable-housing scheme and the Bond Street office development.

   Source
2. 2024Cockfosters housing proposal approved

   A proposal for 351 homes on the Cockfosters Underground station car park received planning approval.

   Source
3. 2023TTL Properties rebranded as Places for London

   The organisation adopted the Places for London identity as TfL expanded its housing and place-making programme.

   Source
4. 2023Blackhorse Road completed

   A 350-home project delivered with Barratt London and Quadrant was completed.

   Source
5. 2023Network Rail partnership announced

   Network Rail announced cooperation with Places for London to develop Network Rail land for housing.

   Source
6. 2022Beechwood Mews completed

   A 97-home development alongside the A406 North Circular Road in Finchley was completed.

   Source
7. 2015TTL Properties Limited established

   Transport for London established TTL Properties Limited as its property-owning and development arm.

   Source

A public-sector, transport-linked property owner and development platform that uses TfL land to deliver housing and commercial space while creating long-term income for London's transport system.

• Station-linked residential developmentResidential property

  Places for London develops housing on or beside transport sites, including station car parks, former construction compounds and other TfL land. The programme includes private, build-to-rent and affordable homes, often delivered with specialist developers or housing associations. Projects are intended to increase housing supply while taking advantage of established public-transport access.

• Build-to-rent developmentsResidential property

  The build-to-rent portfolio includes schemes developed with Grainger at Arnos Grove, Cockfosters, Kennington, Nine Elms and Southall. These projects use TfL-related land for professionally managed rental housing, with some sites also incorporating workspace or other complementary uses.

• Station-associated commercial propertyCommercial property

  Places for London also supports office, retail, leisure and workspace development above or near stations. Examples include office space at Bank, Paddington and Bond Street, as well as commercial elements in wider regeneration schemes. The projects are designed to create additional economic activity and property income around transport infrastructure.

• Large-scale regeneration projectsUrban regeneration

  The organisation participates in larger mixed-use regeneration projects, including proposals at Edgware, Limmo Peninsula and the former Earls Court exhibition-centre site. These schemes combine housing with commercial, retail, leisure or public-realm uses and are delivered with external development partners.

• 2024Approval of the Cockfosters developmentOther

  Places for London proposed housing on the existing car park beside Cockfosters Underground station. The proposal had previously been blocked during the Johnson government.

  What changed. The plan for 351 homes was approved in September 2024 under the Starmer government.

  Aftermath. The approval allowed the station-site housing project to proceed, while the scheme remained an example of the planning sensitivity surrounding redevelopment of transport car parks.

  Source
• 2023Rebrand and expansion of the property-led housing strategyStrategy

  TfL sought to use its extensive landholdings to support housing delivery and generate more durable financial value for the transport network.

  What changed. TTL Properties Limited was renamed Places for London, with an ambition to facilitate approximately 20,000 homes across London by the 2030s, around half of them affordable.

  Aftermath. The new brand became the public-facing platform for TfL's residential, commercial and regeneration partnerships.

  Source
• 2023Partnership with Network RailStrategy

  Transport bodies hold substantial land portfolios that may be suitable for housing and mixed-use development.

  What changed. Network Rail announced a partnership with Places for London to work on developing Network Rail land for new homes.

  Aftermath. The partnership expanded the potential scope of the Places for London model beyond land owned directly by TfL.

  Source
• Potential development above Bakerloo line extension stationsStrategy

  TfL has considered using Places for London to develop land above stations if the Bakerloo line extension is constructed.

  What changed. The proposed approach would use property development to help recover part of the extension's construction cost and create long-term income for TfL.

  Aftermath. Implementation of the Bakerloo line extension remains on hold because of financial pressures following the COVID-19 pandemic.

  Source

• 2025Places for London reports expanding delivery pipeline

  By the end of 2025, the reference material reported that more than 1,600 homes had been completed and more than 3,300 were under construction across the organisation's development programme.

  Other
  Source
• 2024Cockfosters station housing plan approved

  A proposal to build housing on the car park at Cockfosters Underground station was approved after having previously been blocked during the Johnson government.

  OtherRegulation
  Source
• 2023Places for London rebranded as part of TfL housing programme

  TTL Properties Limited adopted the Places for London name as Transport for London expanded its programme to develop housing and other uses on transport-owned land.

  Other
  Source
• 2023Network Rail partners with Places for London on housing development

  Network Rail announced an arrangement to work with Places for London on using Network Rail land for new housing.

  Other
  Source

1. Places for London
2. Places for London official website