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Key features
- From 900 sq ft to several thousand — bespoke large-scale production facilities for serious operators
- Configured to your exact requirements — space, equipment and flow designed around your operation
- £270,000 annual operating cost saving on a 10,000 sq ft operation vs self-managed facility
- Zero capital cost vs £682,500 to build equivalent 2,500 sq ft facility from scratch in London
- Operational within two weeks of signing — versus 13 months for a self-build
- Trusted by Chik-Fil-A and Pasta Evangelists who operate from this sites
- No dilapidations liability at lease end — we build and manage the space throughout
- On-site biodigester, cooking oil to biofuel and full ESG reporting data available to tenants
- Lease terms from two years upwards with break clauses available — structured around your production horizon
Description
Karma Kitchen Wood Green offers bespoke large-scale production facilities from 900 sq ft upwards, configured to your exact requirements. This is Karma Kitchen’s central production unit product — purpose-built for high-output food businesses that need serious infrastructure without the capital cost, build timeline or operational burden of constructing their own facility.
The unit
Every large-scale production facility at Karma Kitchen starts with a conversation about what you need to produce, how your team works and what your operation requires. From there the space is designed and fitted to your specification — not the other way around. Cold rooms, freezers, combi ovens, extraction, drainage and power infrastructure are all configured to match your production requirements before you arrive. Additional specialist equipment beyond our standard range can be supplied, installed and maintained as part of your lease.
Power is supplied via high-capacity distribution boards sized for large-scale continuous production, with multiple 32 amp circuits per unit. Each site has a dedicated 1.5MVA substation — the infrastructure is built for high-output food manufacturing, not retrofitted from a generic commercial space.
What’s included in the rent
Monthly rent covers waste management including food waste biodigestion, pest control, business rates, Wi-Fi, water, security, 24-hour site access, on-site management and full equipment maintenance. Services for units above 900 sq ft are charged separately at transparent market rates — speak to the team for a full cost breakdown specific to your configuration.
Lease terms
Large-scale production facilities are available on leases from two years upwards, with longer terms available for businesses that need the security of a longer production horizon. Break clauses can be negotiated on leases above two years. All leases require two months deposit plus one month rent plus VAT upfront. Pricing is agreed individually based on size, configuration and lease term — speak to the team for a detailed proposal.
Who this unit suits
The large-scale production facility is suited to multi-site restaurant groups centralising production across London, corporate caterers with significant daily output requirements, food manufacturers producing at volume for retail, wholesale or institutional supply chains, and established food businesses that have outgrown smaller units and need the infrastructure to match where their operation is now.
At this scale the operational advantages of Karma Kitchen are most pronounced. Building a comparable facility from scratch in London costs approximately £273 per sq ft in upfront capital — around £682,500 for a 2,500 sq ft unit — and takes thirteen months or more before you produce a single unit. At Karma Kitchen that capital cost is zero and most partners are operational within two weeks of signing. The ongoing operating cost runs at approximately £83.80 per sq ft per year compared with £111 per sq ft for a self-managed facility of equivalent size — a saving of over £270,000 annually on a 10,000 sq ft operation.
Compliance
Large-scale facilities at Karma Kitchen are designed to support SALSA and BRC certification. The flow design allows for a single continuous route from goods in through production to goods out, separate from people and waste. Allergen and religious separation can be built into the design from the outset. For businesses with specific certification requirements, speak to the team before signing and we will make sure the right configuration is in place from day one. We have supported businesses including McDonald’s and Compass Group through their certification requirements from our sites.
The site includes a communal breakout area, goods lift, on-site biodigester and EV charging.
